If she comes around and sees the light, we may be willing to vacate the 'vacate' letter. 

Hey @Aditya Maini If you are using a low down payment, its not really realistic to expect to be cash flow positive.

Very dark inside I will add natural lighting upstairs with sky tunnels.I will offer lower after 153 days on the market the price is still high and pay like 20% down to operate on breakeven basis.I do not anticipate homes of this vintage or neighborhood homes to appreciate much.

Could anyone on here shed some light on what could be going on and why the closing is being delayed. 

Payments are pretty low at $544.

And here in CA, our cap rate is very low, but we would not have any problem making the monthly payment to the bank.

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

However, after researching it and having her actually do her homework it came to light that divorce, separation, health issues, moving for a job, and a few other extenuating circumstances were the only exemptions for no paying capital gains before 2 years of having it as a primary residence. 

Thought about lease option but thats out as well because of the low arv vs high mortgage.

@Colby WillettsYou said build your portfolio so I would do what gives you the best return on cash which would be a refinance while rates are low.