If you get an high estimate on repairs then armed with that plus good comps should give you evidence to show her why you are offering what you offer.It sounds like she is a very motivated seller so you can probably put in an aggressive (aka low) offer.

Evidently I rubbed your blog the wrong way, I have never seen it, wasn't the intent, but my opinions stand, I'm sure yours do too, that's perfectly fine. :)

So name on mailbox and photo thereof is evidence.

Though you could always hire a pi, track down the lender...have him followed then find evidence of him cheating on his wife,...then threaten to provide it to the wife unless he accepts the payoff for the amount your offer will bet him....

There's pretty good evidence that for a large portfolio of properties over an extended time the 50% rule is a pretty close estimate for the expenses, capital and vacancy.

This is not legal advice....just my opinion.I think the issue here is the lease says one thing and you claim to have told the tenant a completely different way to pay rent but have no evidence of that.

I cant say it held me back however, I feel that if I had went to college when I was much younger I may not have had to struggle quite as much in my younger years.No real imperical evidence here just my thoughts and feelings.

Evidently the property managment company is having a great deal of trouble getting one of the tenants to sign.

The first mortgage lender (Ocwen) is asking for evidence of insurance and my agent supplied it but the borrowers are listed as additional insured not the insured.

As far as other people living there, not sure how you'd prove it, but I'd likely take pictures of the evidence you see in bathrooms, bedrooms, toys, etc., then leave another copy of the lease with the sections highlighted about late fees, payment, and other occupants, guests and how long they can stay.