This will be our first deal (my partners' mom actually) and its a good one too, with a twist.She owes 130 and its worth 330 to 340 but she'll take 275, she's relocating from Redding CA to Sacramento CA in a couple of weeks. 

Hello, I am just starting in the REI , I went to a few seminars, red some literature, talk to people with experience, etc. 

When a minimum wage employee can afford to buy a million dollar house with zero money down - now that's a big red flag! 

Ever wonder who climbs cell towers to steal all of the copper parts?  

Either the ones you spoke to were weak title companies or maybe you said something that spooked them. 

However, even when you pull out the 10%, you are still in the red.

Disregard the red box. 

The city needs to act faster by expanding its employee numbers and cutting the red tape for property developments and accelerate high density rezoning instead of stopping residents to help pay for their mortgage or earn a few bucks to pay for ever increasing cost of living.I proposed an Infill house on a lot just last week (lot is zoned for 1.45FSR) but the city decided not to allow it stating shadow issues however they are forgetting the large tree already casting a shadow on the neighbours lot.

This would solve all of your issues: you can arrange a direct deposit of the rent proceeds into your 401k trust bank account, you document all deposit internally as plan administrator, you get rid of the custodian fees and all the 'red tape' that comes with it, AND since your property is leveraged you would get rid of UBIT on the income that is derived from the financed portion of the property. 

And venom does not have a business address listed on their website which is a red flag.