Closing on this home in April is usually a bad situation when trying to fill a student rental property. most leases are signed in October the year before hand.

Mini ducts sounds perfect for this situation and HOA regulations never sound fun. 

It goes towards the purchase but is only refundable in very small number of situations where seller backed out. 

I have some first blush ideas about what RE Investing options will be appropriate for my situation but time will tell after I learn more. 

I have a lender that does do 100% financing, but he might not be able to come through on this one..Has anyone dealt with a similar situation and were able to come up with equity financing on top of hard money?

My thought was to offer her 4% or hourly rate with 4% max gross income  for Fielding calls (maintenance, emergencies, questions re policies, complaints, etc.)Inspecting units (bi annually, more in questionable situations)checking for leaks twice per year (part of inspection, putting blue tabs in toilet tanks, etc.)driveby's once per week (check for trash, exterior problems, etc.)We would do everything else.

Hey @Jordan Lynam ,In an Absent Owner situation, most investors aim to collect $1,000 of rents per $100,000 of property they buy.Since you are wanting to cashflow while living in one unit, you have to raise your rent requirements to roughly $2,000/month per unit per $100,000Those kinds of rents are incredibly difficult to find, in a neighborhood that you want to live in.

If they are all equally qualified (areas covered, knowledge about investing, etc) I'd tell them all that I'd decide with a series of coin flips and I'd tell them that you're doing that to avoid damaging the relationship that you value so much.It's a hard situation, but if you're upfront with everybody, you should minimize the chances of hurting your friends.  

However in my current living situation I don’t believe either of those would be a good option to start with.

It's been amazing and has allowed me to live a life that I've always dreamed of.What's your current rent/living situation?