Could someone that have passed for the same situation share some tips...??

.$500,000 Value requires $150,000 + $22,000 Closing Cost so total of $172,000 Down + %5.4 APR 5 ARM + 24 months payments needs to be in the bank account which is approx $73,000At the end of the 5 years, the mortgage will be something around $322,000 so with the appreciation etc if we sell the house around $600,000 which - $172,000 - 322,000 = $106,000 NET max return.But if we go all cash , he can make Approx $225,000 ( total rental income + average appreciation)Or If we do All Renovation + All Cash deal =$550,000 investment in 5-year approx profit will be around $300,000If you'd have the All Cash Funds and if you would locate overseas so you don't have time but you also want to make profit , what would you do in this situation?

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.