There are quite a few inspections involved in the rental process, and all of those take time. 

.- A HM lender I've been working with would lend @ 9% no fee- Another one has a program at 7.9% no fee, takes 30 days to closeThanks.

Tell her that and do not get involved.

@Richard Copeland, I agree that Freddie Mac and Fannie Mae have some great programs for multifamily commercial financing. 

I think that should be ok if the parties involved are used to foreign transactions. 

Misleading numbers are a waste of time for everyone involved.

Tyler Crawfod have you looked into first time home buyer programs or community based programs like NACA?

Seems like everyone I talk to tries to sell me their “Mentorship” program for over $6k when I ask about this topic.

He finds heirs usually are out of state, far away, and often uninterested to take over, so often, he buys at a good price.Now, this is a long game, your involved with the property for long periods, unlike a flip, where you come in, you find a buyer, you're gone.

Keller Williams has one of the best training programs for new agents.