So I have been asking friends if they would co-sign on this loan (to purely borrow them for their W-2 income credentials) and in return for helping me qualify, I would pay them $1000/month while I own the property.

I have recently became a licensed real estate agent but have not signed under a broker yet or have access to the MLS yet.

Ive signed up for several meetings I will make it my business to attend this week!

@Peter Morrissey I am not sure how to calculate this, however can't you simply sign up for the STAR program if/when you purchase, so your taxes will also be at the decreased rate?

They mentioned about wanting to re-up their currently lease by signing a long-term lease. 

If you’re a full time student you’d need someone to co sign the loan since you won’t have any income.

Account Closed  I think the fact that your purchasing has slowed down is just a sign that you are a disciplined investor. 

As for 1.5 years vs 2 years of employment you can either have a family member or someone co-sign, as it sounds like you're very responsible and you may have friends or family willing to vouch for you.

As it turns out the parents would not co-sign.

You certainly can avoid these expenses by just paying the seller directly and having the seller sign a "Quit Claim" deed but you run the risk of incurring any liens or other encumbrances on the property.