That home would be a great candidate for a hard money loan that would allow you to quickly complete the renovations and exit. 

Overcoming Common Financing HurdlesMortgage brokers excel at tackling challenges that often derail new investors:Low Down Payments: Brokers can find lenders offering low or no-down-payment loans, ideal for new investors with limited capital.Complex Income Streams: If you’re self-employed or have variable income, brokers can identify lenders that accept alternative documentation.Competitive Rates: Brokers have the leverage to negotiate better rates and fees, saving you thousands over the life of your loan.Pro Tip: Communicate your investment goals clearly with your broker so they can tailor their search to your needs, whether it’s a short-term fix-and-flip loan or a long-term rental property mortgage.3.

Her mother is willing to (co-sign) and has excellent credit and debt to income ratio that will more than allow but I’m not sure the best way to structure this for the house to still be in our name?  

I used them and it was an excellent way to do a flip.

This in itself drives off about 10% of the potential candidates.

Now if you could prove they were purposely steering qualified candidates to other units, or failing to market the unit at all, those would possibly be acts of fraud or gross negligence, which can be litigated. 

Find one that can be custom to your needs, has flexible pricing, no long-term, high-cost memberships, and excellent customer services to determine how to best market to your leads.If you would like a referral code or more information please let me know :)

My partner and I keep an excel spreadsheet of rent, our purchases, utilities, taxes, insurance, and money spent on contractors.

Having a rental property in Virginia Beach already is a fantastic start, and your focus on BRRRRs, flips, and multifamily properties shows you’re ready to scale.OKC is an excellent market to consider—it’s affordable, has strong rental demand, and offers great BRRRR potential.

I am 21 with excellent credit and have enough/will have enough for the high down payment they require.