A friend of mine tried to get them to allow him to omit the living room and use for a bedroom.

The woman left says she cannot afford to stay alone supporting her children....there is only 2 months left on the lease which we are willing to allow them to walk away from just to be done with the situation but it is becoming extremely heated between the two of them.  

I’m looking at creating an LLC to allow rent received, etc etc to be handled separate from me, myself.

I tried to post his phone number but apparently I'm not allowed to on here.  

It ended up being a blessing, however, as the previous owner allowed me to live in the property until we closed - rent free!

Is this allowed?

You can meet with someone 60 times and that does not make them accredited nor does that allow them to invest in a deal using reg D 506c, which allows only accredited investors.  

They don't allow gift money for an investment property down payment.

My mom wants to partner with me and buy property together since she has perfect credit and a better chance at being taken seriously by the banks that will give us a mortgage. we are going to go 50/50 on the down payment and all expenses/maintenance. we will be getting an fha loan and putting 3.5% down which will allow us to have a big emergency fund.

When I run numbers on these home I always increase my numbers by 15% and add in an extra contingency allowance.