James, good thoughts above, but there is a big difference here in the mid-west and Cali, no way 3% could be hit here, can't pull 2% except in a larger complex due to lower construction costs per ft.

I was gonna also recommend flippa, except they don't have a forum.

(Obviously, there are exceptions to the rule, but this is just something I've observed.)

The eBay guy, again nothing that is visible from neighbors except UPS and FedEx daily pickup and drop off half a dozen, eight, ten packages.

You won't get title insurance, if they find a title problem.......unless that problem is listed as an exception.

In my leases, I have a provision in which the tenant is financially responsible for any all damage to doors any windows (No exceptions).  

It states land which may have, does have to have the intent, I'd think they are saying all land except that zoned for commercial categories, as many areas are not zoned at all.I like the deed restriction and purchase later, if she can qualify for both, might need to go as a contract build, subordinate the land then an end loan.

@Joe Gore thx for response im just not sure why I have bad credit utility bills, rent all past bills have been paid on time except for school loans, which were diferred yrs ago I have not missed a payment in 4 yrs never late just not sure why and how credit score dropped 70 pts with on time payments and no new debt.

You can always negotiate (with some exceptions for HUD, FNMA, etc. contracts) where the transaction will close.  2. 

Same for MTM except that the time is shorter.