Additionally, commercial properties, such as office buildings or retail spaces, may provide attractive depreciation schedules and potentially higher rental income.

Buy something that the numbers will work as a rental and increase after some initial rehab during the first 1-2 years of having it as a primary, build additional savings and equity over time, and ultimately rinse and repeat/build a portfolio! 

Now they added 2 additional security.

Otherwise, she will stay.You're charging her 25% under the low end of market rent and she's asking for an additional discount.

Conventional financing, buying with cash then refinancing after rehab, partnering if needed, heck even using hard money might be preferable here rather than taking on the additional risk of using subto, without much benefit because of that high rate... 

Use the income and interest gains for parents?

It is always wise to have some additional capital on the sidelines to help advance your projects rather than relying solely on the bank draws but one month is beyond reasonable.

I am focusing on gaining knowledge before my first purchase.

Additionally, for rate-term refinances, many DSCR lenders have no seasoning requirements at all.Easier qualification: DSCR lenders have much lighter qualification requirements than conventional or portfolio lenders, such as no DTI, income verification, or tax return hurdles that can slow down or disqualify loansFlexibility: While conventional and bank lenders are heavily regulated and follow standardized rules, DSCR lenders have much more flexibility and control over their guidelines.

They lost their job during COVID and never sought additional assistance.