HI Tomas, It depends the nature of your job.

My go-to with smaller value properties is a commercial loan, which usually is based on either 15% or 20% down and my favorite lender locally for this is currently between 5%-6% depending on the rate-lock period (between 3-10 years) and the loan is amortized over 20 years.That's my go-to strategy. 

I am ready to start acquiring turnkey properties with long-term rentals in mind and am currently seeking recommendations for reputable turnkey providers across various areas in Florida.

However, when I attempted to contact her employer, she only provided an email address.

At the end, subtract the mortgage payment and cap ex reserve (depends on age of the property, but 2.5-10% of gross rent received) and arrive at cash flow.

I've started cold calling local hospitals and larger businesses trying to see if I can secure a contract to provide them with a place to house their traveling professionals so more to come on that. 

You can possible structure the renovations as a holdback and have some equity cashed out as a day 1 depending on what the appraisal comes back at for the as is value and ARV. 

This places a would-be investor into the same food chain as the hapless tenant who depends on both rent and government subsidies for financial survival.

However, this home is located in a market that has enjoyed significant appreciation over the last 20 years and has seen significant investment in recent years to provide strong additional appreciation potential in the future. 

If they don't provide you with a contract with the terms then she might be looking to use TREC promulgated contract but be careful if you haven't use one.Are you trying to avoid a commission that you are not involving a realtor?