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You're not getting 30 year am. term will match lease, or 5, 7 years.I would estimate 30%, is it leased?

Get her to sign a contact, offer $2500 for a earnest deposit, and start talking with lenders.

If you viewing every task/hour that one partner is doing and trying to find a perfect match up, then perhaps its not a good partnership, or you just have a dynamic that puts a dollar value to every bit of effort.Good luck.

My question is what ability we have to enforce certain “policies” such as requirement to maintain renter’s insurance(their leases don’t require it) prescribed method of payment (they currently deliver cash to the landlord’s local bank) or increasing their deposit (some are as low as $100, and one tenant has no deposit at all)?

Instead of looking at exact matches for size/make up of beds/baths, find anything and adjust.   

I offered to lease the property month to month at a rate 25% higher than a 12 month lease, and have his security deposit forfeited if he left prior to 3 months, and 50% forfeited if he left month 4-6.

Everyone was upset that a $125K condo sold at $3K and the HOA had a rule passed where they can match such bids in the future.

It was all in the contract however he didn’t notice until someone reached out to ask him about all the fees but the tenants had a 400 lease fee to lease the rental plus the standard deposit and first months rent. 

Comparable properties in the area are selling around $1.4m+, and every house in this neighborhood is selling over $1m+, so I figure there's a lot of wiggle room for profit if bought at the right price.My initial problem is that it requires a $100k deposit to join the auction, and starting bid is at $280k.