Now, the price of rent is only $200 more than the mortgage on a 15-year note, but I'm out of pocket so little money, it's well worth not cash flowing.I might not take a deal like that if cash flow was my top priority, but honestly, I'm not thinking much about interest rates so long as the numbers come out to me not losing money.

I truly believe we've been able to bless their lives as they've blessed ours and it was always exciting to lose them to becoming homeowners themselves. 

If you want to give more financially than you wish to lose, then maybe you buy the property and set it up as a rent to own from you. 

If they don't buy, they will lose this down payment assistance. 

Needing tips and advice as I'm getting frustrated after several losing offers, even at full price.  

I'll lose money for 6 months so you can move later is a suckers move.If the unit is 40% under market and you want to keep them as tenants, raise the rent 30%.

Because tenants in good buildings don't want to lose their homes whereas tenants who have been treated poorly over the years certainly don't care about their sleazy landlord's financial problems and they don't care as much about getting evicted for a crappy apartment.Personally, I only had two more late payments than normal during the height of COVID.

My concern then is if I ultimately cant get financing I don’t want to lose my deposit.

Complex construction projects are the easiest way to lose money, and the toughest for inexperienced investors to be able to pull off.There are a lot of inexperienced contractors as well who will gladly give you a quote for $50,000, get half way through the job and not be able to complete it or need another $50,000. 

Note, even if insurance pays for all the damage your property suffers, you still lose.