Last week the neighbor lady discovered that they had trimmed the hedges in front and edged all her plants and flowers almost to the ground and she has Nothing to Complain about, because those are the Rules.

I have discovered a few so far and open to suggestions! 

@Tyler Williams Use the standard TREC contract, then a assignment contract with the end buyer. 

The ‘standard’ amount as of this post in most counties is $548,250 for a SFH, though in certain counties this amount is higher because it’s more expensive there (for example in Pierce County, Washington for a SFH it’s $776,250).  

Serve that instead of the standard CAR form which, I believe, does not apply to your situation.

A standard "conventional" or "FHA" loan would be your options. 

We are looking for off market because there are so many eyes on the standard sites and when we pencil the numbers they dont make sense for long term rentals when using conventional 20% down on a $400k a SFR.

@Ali Aldhanhani - Hi and welcome Ali....  1 - On a standard real estate investing calculator "vacancy" is expressed as a percentage rate and is understood as a "negative income - or expense" - and helps you be realistic about the amount of rental income that you can expect from that unit during the year.

I imagine this will be greater than 1.2, standard min. 

Other than fha, the standard loan for a multi-unit is 15% down.