Maybe it'll push us back to cable service.

Feel free to reach out - I'd be more than willing to chat.

Don’t lie to the seller.

@Tom Stevensonyes, when I BRRRR I typically use my own cash for the down payment, and a hard money loan for the balance. 

If you are doing multiple renters to one shared roof, then do yourself, your investing dreams, and your renters a MASSIVE FAVOR by learning & implementing coliving property management. 

Also that will give me a lower payment which will allow me to have bigger profit from rent.

Love the idea of helping out a first time buyer, may run into trouble if she's not the primary resident, check w/ lender but I don't think that'll fly w/o more of a down payment.

The unique situation is that my tenant is also my son, and he is ready to start looking for his first home.  

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.

It never hurts to call them back to see if they have any idea what they are doing just for the reason you said - if they are decent, hop on that list.