If he no longer lives there how confident are you she can pay the rent on her own?

@Dave Foster I appreciate it!

After getting a mutual comfort level you will have more confidence in making offers and the specific process that the hard money lender requires.

Its given me plenty of information and it's made me much more confident on the whole process.

If people are working, then consumer spending and confidence goes up, and that applies to housing.To be honest, I would just look at how long you plan on owning the property. 

I mainly would love to accompany someone who is doing a showing, closing a deal, etc Just here the lingo of things to give me the confidence I need.

Its sounds simple, but the best way I find to approach someone is just to do it confidently - be direct and say something like "Hey how are you my name is Corey, whats your name?

Bigger Pockets has a ton of calculators, make sure to look at some sales and analyze them to help guide you to what type of deal will cash flow, then when the right one comes along you will be more confident in pulling the trigger. 

If the agent is so confident about everything going well, then they can have their commission held back until you get the property in your full possession, fully vacant and in the proper condition you agreed on....... let her $$ be on the line until everything is finished up correctly....The dual agent gets paid no matter how bad it goes for you....they have zero skin in the game after the sale.

I have been looking for an IRR excel calculator but they all seem too complex and I'm not confident with them.