At this low down payment the property should still cashflow at least $100 per door per month after the payment, taxes, insurance and accounting for 10% vacancy.

Three of his properties in Orange, TX flooded during Harvey and he only had insurance on one of them.

She still wont sign.. title company now wants an amended order from the judge which was another legal bill. and the title company wanted 90 days to pass to give the lady a chance to appeal.. that all pass's and we finally close Lady never did sign .. and title company just fed exed her proceeds check to her.. we then had to evict her that took another 6 months in Portland.. and after all of that we demo's the house.. but we had 3 lots underneath it and now there are 3 new constructions there.. 

The cash flow and difference in purchase price make $$$ sense, and all of the maintenance, taxes and insurance will be paid by the seller.

I bet the same concerns about litigation existed when people first proposed credit scores and insurance scores.

Preference for max loan proceeds. 

This allows us instantly to know that it is not in use by any tenant and can help insure that we swap back to tenant cylinder prior to providing the new tenant keys. 

E&O Insurance/LLC won't be required as it's immediate family.DBA seems to be optional.

Insurance is $100 a month and PMI is another $100.

If you now the rents can support the principal, interest, taxes, and insurance and you can make enough to handle the expenses on the property I would go with a lender.