@Jeff Shu  I agree that it is a small investment except of course if it is their cat in which case I expect them to solve the problem.

We did this in a MF not to solve the same issue but as an early alert of problems, it might work for your problem.

These are usually the two sides of the coin people are solving for.

At a crossroads now as to whether I should try to find someone who I can at least list as project manager (I have no clue if they actually would be contacting this person regularly or require really anything from them) or if I should just use a lender with less stringent requirements but that will require at least 10% of purchase as a down payment.

I've been in Houston for the last 7 years and had no clue what was what so I commend you for that. 

how. many different ways can you solve the problem(s) that each seller will have?  

Make it a collaborative problem to solve.

If in Texas and if doing them correctly.The reason for this is a note is needed (and deed of trust) to allow a remedy in the event of default and to also solve DTI issues for the seller (by showing a new lender the note and timely payments).I hope I do not get BP crucified - it is just the way all attorneys who know what they are doing in Texas do them.Stay safe out theirAlan

@Aubrey FordThis is only numbers which if the numbers are correct then it’s not bad but if the numbers are off it could be an awful dealWe have no clue if the arv is correct or Reno correct etc but if you can make $20k+ that’s great

One of the first things we say to them is that "We only want to buy if you want to sell" People are coming to us to solve their problem and they've decided well ahead of time that selling the home solves their issue.