She of course is in a very different market than you are and it is a house she is living at.

The problem is every property is different.

Not much difference in rate, so typically best to include the reno. 

I've seen that make a difference. 

Find a different market that will work.Second, as far as investing with negative CF, the answer is "no". 

So just purchased my first rental property last week and during closing the seller of the property got stuck paying a lean on the property for $4000 dollars due to several different old tenants not paying their electric bill. 

ADA is a bit different - If a business such as a hotel normally charges guests for damage that they cause, a customer with a disability may also be charged for damage caused by himself or his service animal.We have had 2 service animal guests.

We really have TWO SEPARATE markets here:Metro Detroit - basically the suburbs.City of Detroit - self-explanatory.They are very different markets!

Not just a lender who can put together a loan document (they all can do that), but someone who is interested in your goals and can advise you in different strategies, downpayment assistance programs, etc that can get you going.From there your financial strategy and the local market will begin to steer you in a direction of homes available and that fit your finances.

I have done things with attorneys, CPAs, stock brokers, insurance brokers and others successful in business.General business knowledge, understanding of financing requirements, knowing property valuations, maturity in personal financial matters to give general advice, understanding of the foreclosure process, legal aspects as to liability in leading someone into financial matters, fully understanding fraud issues and the differences in a general matter where fraud might be applied as generally thought of and what may constitute bank fraud causing or even attempting to cause a loss to an insured bank having different standards.