@Kevin S. yes, it is true.

@Steve Morris Yes, true.

YouAlso  I would like to know there are reasons that I believe it's not true that her husband and her are separated and she just wants him off the lease for a specific reason.

Details like that are important.If you want true insight into the rental markets, talk to the property management companies in the areas you are thinking about buying in.  

There may be some true motivation not that's the case.

I don't know that either are true, but I sure would want to know this before I made a plan.

More telling was that the property wasnt a true 2 br/1 ba. 

Sure Yusuf, that's a very tried and true method of real estate investing that has done wonders for a lot of people.

@Mike Proctor In general, if it’s a true private lender, it can be whatever the two of you agree to.

@Ed ZhaoThere are no true 20% cap properties available.Any calculations showing a 20% cap are flawed.The worse the location is, the more the tenants are financially challenged, the numbers will look better.