Getting into the story behind this one..This deal was sourced from a large corporate wholesaler (no names) Originally listed as 179,999 as a "wholetail" deal with an "ARV" of 250,000 I walked the house and estimated it needed little in terms of repairs, though I knew a realistic ARV was between 215-230 However, there were tenants in the house without a lease agreement with the current landlord.

No changes to electric, plumbing, etc.

My girlfriend has signed nothing and gave no consent to have her credit run.

And what about the case of financing on a MH (no land)?  

Based just on your DSCR calculations, it appears this property is significantly under-performing, or if it is operating well, then it is significantly over-priced.If your plan is to reposition the property, then you need a bridge loan or private loan to acquire and manage the property. 

We manage 37 doors with that costs us a few dollars per door per month with no surcharge for ACH payments and we get next business day credit for those.  

Depending on the zip code you might also check with Wells Fargo to see if they offer the down payment assistance grants in that area.Could be the buyer is just trying to save cash, so counter back with no closing costs.   

I'll take a stab at this your LLC is 1 new, Think of this as a person with no income no credit history and no assets.Do you think any bank will loan on these terms granted you and your credit will ultimately be the co-signer.

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The stated reason is that my independent agent is being cancelled by Safeco and will no longer be a Safeco agent.