That is very important to know you can not use standard financing through homepath, must be an approved lender.

Take it as a 'standard' in your Life that, for you;  there is no such thing as giving up.    

Also, assume all of your standard costs associated with buying, rehabbing and selling a property.  

I don't quite see an owner being OK with someone purchasing their house via owner financing or Sub 2 and then immediately moving in standard tenants while charging them rent, though.

I normally put a sign in the yard as soon as I close on the house, but I don't normally have a rehab take longer than 30, at most 45 days.It's never caused a problem, but I don't let them pick the colors, etc,,I tell them it will be our standard colors/finishes, and show them pictures of previous houses.I prefer not to sign a contract until I am far enough along with the rehab that I know it will be ready when the move in date comes,,,I have literally finished the rehab in the morning and have someone move in that afternoonandy

Standard conventional with 25% down.  

Use a standard form, if that makes you and the seller more comfortable.

The standard wait time with Fannie Mae is 6-months for cash out, so look for a lender who offers delayed financing if you're going to complete your rehab in under 6 months.Best of luck!

You have to remember as an agent you are held to higher standards and if a home owner feels as though they were taken advantage of (especially if payments aren't made after the transfer and the house forecloses)  then it would be safe to say you won't be an agent any longer.  

You are a developer and are required to meet standards, even if they seem unreasonable.