Lawrence just like everyone else here has suggested it is almost impossible to get a Lender that will be willing to roll the down payment  into the Loan so owner financing as suggested here might work another option you have to secure the down payment is using your Credit Score assuming its up to 600+ You may be qualified for $20K- $150K or more.       

There are likely many more scams than there are legitimate real estate investments like this, but they are not impossible.

With so little information at hand it is often–almost guaranteed–to be impossible to calculate any sort of rehab cost based off a small amount of pics or what an agent or wholesaler says needs to be done. 

They have been radio silent for the last week after I asked for further details.It's impossible to file an amended return since I don't have the correct 2017 numbers. 

The market is so tight that I am finding it impossible to find large value adders.

I have been looking at the Bay Area, CA for my first rental but I find it impossible, even for a break even deal so I think I have to venture further out.

Not impossible to find, as I did score a pretty sweet deal that I'm developing right now, but I'm not using any heloc and just using funds I've been setting aside to develop this deal.Basically I would just do your due diligence, look into airdna.co and buy reports on zipcodes you're interested in and do extensive research on the area from one bedrooms to 4 bedrooms and compile all the data from 50th to 90th percentile listings so you can come up with averages overall and see if it will pencil enough that even with a downturn you'll still be sitting pretty.

Difficult but not impossible given my other two’s experience.  

Not impossible though... 

Or is it impossible because she entered into a contract to sell to him?