Be sure to provide them a copy and help them understand they are liable for all terms.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Purchase price: $850,000 Cash invested: $140,000 Sale price: $1,476,500 Source: Cold Call, direct to sellerProduct: 12 unit multi familyPurchase: $850k, owner financeLoan 1$250k first position loan (down payment to seller)2 yr balloon, 12% interest onlyLoan 2$600k second position seller finance3yr balloon, 0% interest, 30 yr am, 8 month deferred paymentsThree 4 unit buildings.

Oh, is that why he is saying that he can only use the losses being carried over of the one property for sale and not all portfolio losses combined to offset the capital gain because that property will no longer be in service (providing income) "sale of the asset"

I'm getting back into lending and I've had a recent offer for a loan as a second lien position.

Also, providing appliances like washer, dryers, and dishwashers sets me apart from other landlords allowing me to ATTRACT AND KEEP better tenants longer!

Are there other loans?

Using a second mortgage or a Home Equity Line of Credit (HELOC) on your single-family home can provide the needed funds for the down payment while preserving your liquid assets.

Is this because she wants to use a primary residence loan? 

Quote from @Nithin Thampi: It's important to understand how to analyze a property to determine what will provide a good return on your investment.