Hop on the phone with her, have her do her standard first time homebuyer presentation, so you know what your clients will see and hear. 

I suspect more phone calls to clarify their records on each property I deal with.

Of course I'm doing this on my phone and the tag feature doesn't seem to be working (go figure).20% down is doable. 

Everything is a phone call!

You only really have to go through the pain once until you have your phone book built out with your "guy" for each job but you might go through several contractors before finding them. 

My phone was in my left rear pocket and the case took the screw that claimed my pants saving my tooshie.

But for that first phone call when it's stated income since you don't have paperwork yet, sure, you use that to get an idea. 

) - Gross Monthly Operating Income 1,496.25 Monthly Operating Expenses Property Management Fees Repairs and Maintenance 110.00 Real Estate Taxes 333.00 Rental Property Insurance 51.33 Homeowners/Property Association Fees 10.00 Replacement Reserve 110.00 Utilities - - Water and Sewer - Gas and Electricity - Garbage - Cable, Phone, Internet Pest Control 75.00 Accounting and Legal Advertising Monthly Operating Expenses 689.33 Net Operating Income (NOI) Total Annual Operating Income 17,955.00 Total Annual Operating Expense 8,272.00 Annual Net Operating Income 9,683.00 Capitalization Rate and Valuation Desired Capitalization Rate 10.00% Property Valuation (Offer Price) 150,000.00 Actual Purchase Price 154,000.00 Actual Capitalization Rate 6.29% Loan Information Down Payment - Loan Amount 150,000.00 Acquisition Costs and Loan Fees 4,000.00 Length of Mortgage (years) 30 Annual Interest Rate 3.250% Initial Investment 4,000.00 Monthly Mortgage Payment (PI) 652.81 Annual Interest 4,830.53 Annual Principal 3,003.19 Total Annual Debt Service 7,833.71 Cash Flow and ROI Total Monthly Cash Flow (before taxes) 154.11 Total Annual Cash Flow (before taxes) 1,849.29 Cash on Cash Return (ROI) 46.23%  So no money down and the tenants are paying for you.

Keep that cell phone camera in the holster like a gun.

Expireds are too saturated with agents in my market so I stick to calling 200 circles every day, talking to only like 20 and texting the 180 that don't pick up their phones