We get them under contract based on conditions described by the owner, and then we hire a local photographer to get a video walkthrough and pictures.

Do you have any other real estate that you may be able to borrow against to make up the difference IF you would be willing to owner occupy the property for at least a year?  

Is there any thoughts on how do this without "being owner occupied"?

If the property owner allows me to maintain the property well I have no problem with finding good long term tenants.   

1) Owner financing with DP less than 20%, some sellers open to it but typically not for less than 20% from what I've ask realtors.2) Cash out refinance.

Owner financing.She would still get monthly income without the big capital gains hit.

I'm also a home owner in Truckee with a house hack that is a MTR and a couple of out of state properties also looking to move into NV, most likely Reno given proximity and some other favorable metrics as well.

If a tenant is looking to rent from an apartment community, realtor, or private owner and the income requirement is 3*s the rent the correct way to calculate the tenants 3*s the rent would be 3*s their Total Tenant Payment ( TTP ) in this case, if the tenants portion is $30, the tenant would be responsible for showing proof of income in $90 monthly!

fix it yourself or sell with owner finance with full disclosure and let the next person fix it

You can run comps, find owners, absentee owners, etc.