I didn't do a great job of explaining the situation in my original post but added some color in a follow up post. 

Here is my current situation as I start to consider investing in rental properties; the fact that I am starting to look into it probably means it's already too late and would only go downhill.Stocks and retirement: I have a solid amount here, and am taking care of annual contribution to the retirement account.Cash: too much in the money market.

Talk to as many as you can to have multiple lined up who can lend to you which will ensure you can close on a deal when it is available.

What is her personal debt situation and try and resolve that first.B. 

Looked at QB and it doesn't;t handle multiple properties well.

I've learned a lot about renovation by walking my own renovation multiple times a week and landlord-tenant laws in the Bay Area (currently self managing).

The seller was in contract multiple times with previous buyers and the buyers all walked.

Do, they have project managers and contractors on staff to manage multiple rehabs at once and to start immediately and finish without delay?

We require acceptable printed documentation of income (preferably showing year to date total earnings; hiring letter if new job plus last paystub), savings (they can redact the actual account number, but it must have enough identifying info to prove whose account it is), or whatever applies to their situation (passports, green cards, trust documents).

I will pass.( the LARGER the risk/ loan/cash/ time… the LARGER I require in likely return.)b) RENTAL …same INITIAL investment… at the end… property value ( ARV)..MUST be great enough to1) refi… 2) All cash out is back.. 3) Cash flows positive enough to build ( any situation) 6 month cash backup.4) Property MUST have enough equity so that if I needed to sell TODAY… I won’t lose cash.The above requirements “ appear” to be unrealistic ( todays market) … ONLY becausea) non mature / non savvy “ investors are climbing over each other to out bid on over priced “RETAIL” properties being marketed as “ wholesale deals”b) the Gurus and Real Estate Investor Associations are NOT doing their NUMBER ONE JOB… which SHOULD be…To..”