I don't think he is really balking at it so much as I live in a place with a lot of well meaning 'hippie' types and they just don't understand or believe that these sort of things are important. 

(Just imaging a long list of not so good reasons to do it yourself). 

In my studies I've learned that these large corporations create dozens upon hundreds of subsidiary companies to bid in a sort of umbrella fashion, doing so by flooding the auction site with bids to ensure success, and in turn bidding down the percentage rate (it doesn't matter that they are getting .25% return, because they bought 800 at a time type mentality).   

They are a sort of hybrid rental turnkey/ property management company with realtors and renovators.

@Jay What sort of numbers did you put in front of the HMLs that you tried already?

I know there are new rules for payment processing that requires them to do some sort of reporting.I would think just document everything and if something should come up you can show that your sister reported the income and you are just managing it.

The seller said they would be willing to talk about seller financing but would need some sort of down money, and I told them that was fine as long as we could come up with some numbers that work for both of us.

Yes, we are in business to make money, but our primary goal is to offer solutions to that seller and if you are prepared to present them more than one possible solution, even if that means being more creative, you will be able to convert more leads, than if you are sifting and sorting thru motivated leads, looking only for those that have a clear titles.

I know I need to run this like a business, and normally would hold them to the lease, but this is sort of a unique situation as you can tell.  

My understanding is you can get lists sorted by that as well.