I do really appreciate the skepticism though, I'm super new to this and need people like you to bring me back down to earth haha 

I am still super skeptical though and wouldnt do it regardless.

Once Thanksgiving hits it is partly game over unless super priced, special locations or hot hot locations for most average retail sfrs perhaps.I agree the "as is" around here is partly code for cash buyer and fixers.

She isn't super motivated, but I've met with her a few times and I know she will sell it for the right price and of course claims she doesn't want to be greedy.

The homeowner will likely be super pissed.

In the past there have been limits on this likes "Super Conforming" loans and staying under that amount (or under a "Jumbo" classification) can get you a lower interest rate. 

This is super late and an update, PlyGem recently came out with a set of vinyl "dark bronze" windows that definitely accomplish the look otherwise achieved by a black aluminum clad window. 

100% HML were a thing pre 08  not anymore waste of time.. and don't get sucked into those that tell you they do it only to have you send in 500.00 for due diligence or access to their super secret list of private investors ( that don't exist.)real estate takes equity it takes cash.. this misnomer that you can do this with no cash is just that a bunch of BS.now you can do it with OPM..

And super dad coach the other daylight hours.

Thanks so much for all the responses- super helpful!