My primary consideration is time so your situation may require more high end solutions due to your price point.

Best I can tell you is to go to meet ups and network in BP to find out who may be in a position to lend. 

I work a full-time job but would like to spend the next 5-10 years studying hard and learning more to put myself in a position where I can invest wisely (and be diversified, of course) in real estate.  

My thought on a co-signer is that it just puts extra pressure on the primary signer(s) to do the right thing and pay the rent for fear of negative impact on and feedback from the co-signer if not...

Takes 15-20 business days to close.If this is her primary residence then neither option I listed would apply.Thanks!

If the numbers/margins work you can give them a great reset to their current life position.

I would rather you focus your time and research into finding BETTER deals than just the 20% equity you have in your previous primary.

We bought my in laws house for our primary residence. 

The 3% down program is ONLY for first time homebuyers (primary residences only). 

If your mortgage is higher than 45% of your rent rate, you're probably not in the best position if you have an investment property that is going to have a higher vacancy rate or maintenance load.