Just make sure the lender will allow for x amount of gift funds depending on the loan program you are going with. 

They cash flow from Day 1 and improvements can be made while the "guests" are on site. 

I don't know if she can do it but I'd check with Lilly at Creative Lending. https://www.creativelending.biz/If that doesn't work you will need a private loan.

I also plan on developing an ADU to permit 2 + beds 1 bath unit and community improvements such as installing solar panels, specified parking areas, common areas, a community garden (for tenants only), and rehabbing each unit to force appreciation.  

However, there's a $130k lien from a previous loan modification due to a past hardship.

Adding closet organization and cosmetic improvements are likely to add another $5k.Thanks, Parris

More debt equals more amortization of the loan. 

Sounds like they are short to close I would ask for a loan commitment before you waste too much time with this buyer.

FHA loan?

Hi, I was wondering if anyone has been involved in originating or receiving loans from a 401k to purchase a property.