:)Townhouse in MD in non-economic growth town near baltimoreAcquisition cost $76krehab: 16KTotal investment: $92kBRRR: Cash out refi-Loan for 80k.

The lock with a pin pad will definitely be the most economical option that accomplishes the mission.

Kick grandma and grandpa in the teeth for their hard work and frugality.In summary, UBI shows a very limited understanding of real world economic forces.  

Simple supply and demand economics but as I'm sure you realized it's never that simple. 

To echo some of this, the long-term strategy of deferred gains has been, put very simply, defer, defer, defer, die, inherit, stepped up basis, no taxes.Of course, no one knows whether 1031’s or stepped up basis will survive this national debt crisis.

Just state your situation on the phone.Also you might have better luck at bigger apartment complexes.This might help: https://www.apartments.com/phoenix-az/If you get jumping on this, you might be able to line something up within 24 hours.Just keep calling until you find someplace where their acceptance criteria meets your economic situation and credit/rental history.Good Luck

@Forrest Faulconer thank you for your input, I see buyers with confidence and a economy recuperating from one the worst economic periods in recent years.

We were able to close this deal in 30-days despite this being a conventional loan in the middle of the COVID crisis/demand.

I blaze through many episodes per week on 2X to 3X speed on topics such as economics, taxation, law, capital raising, etc.  

I have some multifamily in lower-end areas where better-qualified applicants don't want to live, so my pool of applicants does tend to struggle sometimes to meet criteria.Things I would consider are the economic health of your market (is she likely to stay employed, can she get a better job as needed to cover rent), how far off is she from meeting the 3x, and how long has she been at her current job.