From my experience I've never seen anyone flip a property using hard money financing from an actual company (private lenders don't count) and be out of pocket less than 40,000 over the course of the entire project.

My schedule is clear that day so count me in. 

@Bill Gulley I actually got hooked up with an online course that once completed counts towards getting the realtor test.

Lastly, if you have cash in the deal for appraisal and closing costs like you said, you count that towards CoC 

This may involve her offering you owner financing with your deposit counted as a down payment and then with an extended time before you begin to make regular payments. give yourself enough time to due a 100% due diligence and to sell the house.

I know often employers don't want to add another head count to their tax docs. 

@Josh Mitchell,  to be clear, do you mean if we do a conventional or any type of loan with her name on the mortgage, it could still count as income for me as long as it's a rental property and for two years?

Without counting your three months in the summer at substantially higher rent, paying $395,000 for it wouldn't even satisfy the 1% rule, would it?

The income you'll generate from the other two tenants will count towards your annual income to qualify for the loan.

Yikes, I would definitely not just look at the defendant list and leave it there.If Bank America is the first lender and then they give a second loan at a later date and then they foreclose is that not counted as the one party?