As a side note - if you do pursue this property, make sure to do your due diligence on what the actual lease terms are for the current

Without my knowledge he applied for the program and created forged deeds, leases, and property management agreement all between himself and his entity.

So he signed the 1st year lease at $1495 I've made the mistake of befriending him and his family .

All are currently rented in 1-2 year leases near what I believe to be market value.

Review their lease agreement and addendums.

Caleb I believe it is we are asking 90k it's worth about 128k it doesn't need any repairs maybe paint but tenants are in place on a monthly lease paying $950.

My lease clearly states only 1 pet, AND I'm supposed to be charging pet rent for that one dog but I've waived it up until this point.  

The initial purchase was all cash, and it is rehabbed and now rented with a 3 year lease in place.Based on our partnership agreement, since she brought the deal to the table due to her network, she will get all of her investment capital out first at refinance, and if there remains any invested capital left in the deal, it will be mine. 

And they signed lease, and moved in this April.

Owners have this property with tenants on a lease option.