A couple of years ago, I worked with an investor who never updated the contact information for the loan and the Bank call the seller (ex-wife), that day she was mad at her ex-husband and told the bank her ex allowed someone to steal their property from them and they got no money, she was kicked out of her house and there were strange people living there.This could all have been avoided if the investor did this process correct.Get educated, also I do not know your attorney but not many attorneys have the knowledge to do this process correctly. 

Keep telling me a sob story about her paycheck getting sent to the previous address ( that was 18 days now, not corrected ).- still did not receive the check from the NJ Victims of Crimes office.At this point, I want to file for eviction at the end of the month if she delays the event by 1 day to pay her entire rent ( January and February).My question to you professional is, should I inform her of that decision in advance?

Correction: This episode talks about Price Labs https://open.spotify.com/episode/1bS4eL80KL1rWY4vyCMjXh?

You've got the correct idea on factoring in risk of an uncertain future.

You are correct in your assumption that it will impact how low they can go on the down payment, though, b/c commissions will need to be paid out of closing costs. 

A CPA familiar with local STR regulations can definitely help make sure you’re set up correctly!

It's not difficult to find tenants if the property is marketed correctly.

You are correct that if you have silent partners (LPs), you would need to set up a syndication.  

Because I haven't been confident on my calculations for ARV & Rehab or How exactly to fill out a contract going about things the CORRECT way. if interested in working together, or even mentoring, giving some advice, or walking me through my first deal would me supper helpful and is very appreciated.

.✅ VA entitlement impact – If you assume the loan, check whether the seller’s VA entitlement is released.Final ThoughtsThis deal has potential, but structuring it correctly is key.