We have found different non-profits to work with who guarantee rents, deposits, extra money for repairs, and money to turn over the unit between tenants.

That required $305k total as down payments.

They sell to cash or hard money buyers only, generally no inspection period, non refundable deposit and you are paying the your and the sellers closing costs. 

but there are pre-payment penalties in the first few years that incentivize you not to:https://www.biggerpockets.com/forums/49/topics/1179403-dscr-...here's the thing, though - you generally wouldn't buy with a DSCR loan, rehab, and then refinance again; usually you'd refinance into a DSCR loan, and be done.  

If you're difficult to deal with or require extra handling (i.e. pays each month's rent in 2 or 3 payments) there's a $250 upcharge on what the rent increase would be normally.

Regardless, she is open to seller financing it over 30 years at 5%, but interesting enough she does not want to have to pay capital gains tax on the payments for this year or the down payment.

I already made 12 payments last year8.

What I mean by this is considering how much your down payment returns to your net worth (appreciation, loan paydown, tax benefits, AND rent avoidance).

It cannot be successfully read by non-professionals.

If you're buying a $550,000 home, at today's rates, your monthly payment is like $3500 or so.