They have a guarantor but her monthly income is not 3X my rental amount either.I use RentRedi to manage my properties and they recommended a company called TheGuarantors.

I have a property under contract and need to know could I get an extension with HUD if I’m an investor?

But don't worry, you could still find PLENTY of distressed properties under $100k in Waco.

They collect a month of rent and then walk away, whereas a property manager has to deal with that tenant for the next year.

Not enough current income to move the needle, but all the knowledge required to learn and, if you're self-managing, the always-present "the tenant could move/break/have problem any minute of the day" possibility. 

A property that is listed on MLS has been conditioned" to sell.

Land doesn’t depreciate, and while buildings require maintenance, they usually gain value as markets grow, demand increases, and inflation takes its toll.Real estate investors benefit from a significant tax write-off based on the concept that properties lose value over time, even as their market value skyrockets.

A huge wasted expense re-titling the property to a new LLC. 

That's not to say all properties will as it's very dependent on the property and the investors situation.

I’m currently in the pre-approval process to purchase a 2-4 unit multi-family property.