You don't want to give credits or consider the option as a down payment.

I offered to assist to pay some of the dry cleaning and am thinking about a credit for the inconvenience.

Is it due to your improvements?

You can put the cost of remodeling on your credit card or your "investor's" credit card.

Property spec:Asking $2MOffering: $1.6MCurrent Monthly Gross Rent $19kMarket Adjusted Rent after purchase:  $21.5kSeller financing 80% @ 5.5%.Needed cash to close:  $320k + closing costsRepairs:  $50kI have a very high credit score, high income($265K) and have $100K in cash. 

I am thinking of buying the house for them with my credit and doing a lease with the option to buy with them.

Does anyone know of any database (or website) that allows a landlord to report a "bad tenants", i am not talking about credit agency. just a simple database that allows a landlord to report a tenant that caused damages or did not pay rent?

Maybe they can work with you as a new graduate, maybe with a new career, with a good credit score.

Any recommendations for purchase money mortgages held in an LLC in Washington state, suppported by good credit scores, liquidity, and income?

As her income increases, I look to pay down our line of credit and snowball our early loans.