You're Pushing your potential buyer/buyers to possibly walk away if they can't find solution. more often than not the money you end up missing on, exceeds the 1%-2% coop commission you're trying to save.  

Follow that until it ends. 

You will not need to account for their deposit until after their lease ends.

For online learning about STR and tax benefits, I would highly recommend looking up Toby Mathis on YouTube.

If it is, it will be a no go for most DSCR lenders, however can be done on a commercial, no doc loan at a high rate. 

I would imagine the $4000 to $5000/mo net income is on the high end.  

This is a high risk investment for anyone to consider and your best bet is to find a long-term job and qualify on your own.1) Two people applying for a mortgage will go against both applicant's DTI in full.2) What if there is no cash-flow and no equity/ appreciation.What can force you to sell the property keeping her in a bad investment3) What is the market turns and you are not able to refinance the property?

If you have a rental that is in super high demand then you definitely don't need them because it will rent out regardless.I'm sure I missed something but that is just off the top of my head.

I think the other discrepancies are likely from these inputs:-closing costs at 5% would be too high for this type of home. 

Partner Driven was interested in the Tip Top Road deal in Mariposa, CA, due to its high profit potential.