You'd also need to make sure you're able to qualify for a $700,000 loan of course.If that worked and you only ended up with $90,000 in the deal, and you were actually cashflowing $1,000/month, that would give you about a 13% ROI ($12,000 income per year on a $90,000 investment).

@Rob Moran I don't think that's it because I'm in VAAccount Closed I don't think that's it either because it seems like any house with a mortgage qualifies for it

The seller would qualify for installment method of reporting capital gains.

He can initiate a 1031 exchange by selling his property to you, having the exchange documented on the settlement statements and having a qualified intermediary involved to handle the process. 

Is he trying to get a non recourse loan or does he not have enough money to qualify?

Before you rent back to her make sure she is well qualified.

Another option is to network like crazy in your area and find a very qualified person/mentor to jv with.

There are many articles out there with a list of top cities however, they are all using a minimum qualifier, so it is essentially a list of the best LARGE cities for investing or cash flow.

He's finding more properties than I can get qualified to purchase.If you're looking for commercial (5+ units) @Nathan Holsather is a good bet as well.If you're looking for someone who does value-add residential, @Jordan Moorhead is both a rehabber and an agent.

as a side note.. this is why our industry is better off than pre 08.... people have to actually qualify for loans.. it is frustrating I know..