So, she's at barely 16% LTV.She'd need 55% LTV or better to do an HECM ("reverse mortgage"), as I understand.

Hello,I’m facing a situation when a broker behaves strange.

Or if it is a short sale situation and your getting the house for less than market - or you pick something up at the auction for dimes on the dollar  - all of these are situations not necessarily tied to the market  - but deal with situations that people face on a daily basis.

Do llc that are elected as s corp still face the 25% passive income?

You will face other obstacles and nuances a normal investor won't have to.Not to mention the fees and such you will incur on a small amount of capital.  

Yes, so basically the reality behind owner-financing is that it happens for one of three reasons: A - property is defective in some way and owner-financing enticement is absolutely necessary in order to attract a buyer; B - owner's taxable event implications; C - owner wants to convert the face value of CF from rental income to note income.

So in this scenario you can sell for less than note face value

Keep in mind  that he only works virtually with his clients, so if face-to-face meetings are a priority for you then Brandon is not your guy.

what is the language i should use when shopping around if i just want a bare bones landlord policy? 

So for the sake of this example let's say a property is valued at 250k the HO owes 90k but is behind 10k in payments and now is facing foreclosure.