I thought the balloon would give them some comfort knowing they would be out.

Just let her know that you live on the same street, this should make her feel more comfortable with you, and that you have noticed her house sitting vacant.

@Jeff Deville I am in very similar shoes to you at this point.

There's a few problems with this - first is that the lender will want to know where the mysterious $10K came from and assuming you tell the truth, they will make your friend sign a letter to the effect of "Tia never has to repay this money it is 100% a gift".If he's comfortable doing that, then he obviously trusts you because as soon as he signs that document you have no legal obligation to ever repay.As for the terms - why would you want to buy a duplex and only essentially "own" one unit?

So what would you do in my shoes??

I have been reading books an working on the podcasts just a little "fear" I guess you can say about changing my comfort zone but if I don't force myself I'll never do it.

I would be comfortable in having a DSCR of 1.4 or higher. 3.

I agree it depends on what your trying to do or are comfortable with. 

Do they have the experience and integrity we're comfortable with?

MLS, off market, wholesalers you name it and I will have competition.So with that said, If you are confident your repairs are $65k and the ARV is $620k, and you are comfortable with a $100k spread, bid appropriately.Using all of my soft costs, I think i could out bid you on that house.