Bought a duplex for $133k, bought with cash and personal loan from parents.

.- Adopt your SO as a child and claim that "child" as a dependent and for all credits.

Please note that the account into which the funds are deposited must be the same type of account from which the funds were first withdrawn (e.g. withdrawal of pre-tax funds from a 401k could be deposited in a pre-tax IRA but not a Roth IRA - "like to like").Loans:Payments on a 401k loan taken under the CARES Act must be paid back starting in 2021 over a 5 year term.Here are the details regarding the loans:NEW LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.On or before September 23, 2020, such individuals take a 401k participant loan subject to the following terms:Maximum Amount of the Loan: 100% of their 401k balance not to exceed $100,000.

My parents won't cosign and neither will hers, and we can't qualify because of the 2 year income history that you need.

Divorce, death, fire, flood, tornador, redo basements, parent die? 

It became the poster child of excessive lawsuits, but was actually a worthy lawsuit in my opinion given the circumstances.

What would your response be if someone said "While living at home with my parents I got free rent, therefore I should get free rent while I live in your property". 

And can you get a parent as a co-signer? 

If you subsidize single-parent households, you'll get more of them (check the stats on this since the 1960's).

Canyon Creek is an insanely hot neighborhood - My parents live there and have a rental there.