Feel free to shoot me a private message and we could get coffee sometime.

Private lenders usually offer less leverage in Detroit (and Cleveland & sometimes Cook County, Chicago).

If she is able to "prove" it's a service dog somehow I don't know if you can charge her a higher rent in MD but maybe you can ask for a 50% increase in her security deposit.

add “Exhibit A” with Contingencies.Within 10 Days of execution, Seller shell provide Buyer with any document related to the property, which sell include but not limited to:1.Leases, amendments, modifications2.Current or future lease concessions3.Security deposits4.Current rent rolls5.Current rent arrears6.All maintenance, utility, management, service, and other contracts.7.Financial statements for the past three years and a year-to-date financial statement.8.A description of all capital expenditures performed in the last 3 years.

Usually rentbacks call for higher rents than market, not lower. of course, those situations I've seen have always been short term. you make it sound like this can be several months. in that situation, I would tell them they have to pay market rent, and provide security deposit.

You want to confirm rent, security deposit amount and all terms of the lease. 

Caused the buyer much higher carrying costs and months of delay in securing the rehab loan to finally finish the house.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

You'll also still have to meet the overlay requirements your lender might have to secure a VA Home Loan.

The common way that many raise money from one investor on their deal is to have that investor make a loan secured by the property.