In my name I get the better rate but understand LLC protects from law suits if any.Any advise on how to approach this?

Hi @Christopher Murphy, try Sales Comparison Approach, this is simply a comparison of similar homes that have rented or sold locally over a given time period.

If you don’t have enough down perhaps looking for a partner could be a good approach.

What’s the best place/way to approach these types of people?

The more I read and the more I talk to investors, they advise a different approach in putting a couple down payments on maybe 2 multi-family deals instead. 

I have recently taken the approach of sending letters to owners of multifamily properties to see if they would be interested in selling.

If approached by a buyer with an agent, is there a way to put any buyer’s agent commissions back on the buyer?

I would approach that conversation as being very understanding that she would want a good place to live with her boyfriend but that he just will not meet criteria to stay in her current home so she should start looking ASAP. 

@Grant Thompson, what's your approach to researching the types of loans described in option 4?

If she sees that you are approaching her with a caring voice, she is much more likely to respond in a likely fashion, and you guys will work things out without a lengthy eviction process, nor a late fee..