If you do find a HML and then can't get a mortgage to pay the HML off you will loose the house.I'd say find another deal.

I think the listing agents are using the word "turn-key" very loosely. 

2- I believe I've created the concept of the Hybrid Contract (also known as a hybrid skinny contract) - I did so to be able to close more transactions - it is a loosely formed partnership with the seller that gives an opportunity to make them more than my offer if I re-sell the property for more, this closing techniques has enabled me to close many transactions.

The only company that ever gave us issues was Quicken Loans and sometimes we could get an exception to match or beat their pricing and sometimes we had to let them loose.  

Your bound to meet someone there who has done a few BRRRR deals.

Since you’re already hosting, extending that to your unit can’t be that much more work, and you’re bound to get what you were collecting from the roommate in a fraction of the month.

Since you are typically not contractually bound to your tenant rep broker, the broker may not get paid at all. 

Been working with the local bank and also offered the tenant $250 as an "assistance incentive" (that's large enough that they are vested and don't view us as greedy, rather a partner - and taking it on the chin for $250 is far cheaper than loosing an entire month to this crap)!

Bank isn't going to let you loose their money.Buy the nicest property in the nicest area you can afford.Hire a Realtor to represent you in the sale.Make sure your Property Manager is a state licensed Brokerage.Accept that you can not eliminate all risk.

In the 21st century, we are not bound by geography.