Reno is a booming city with tons of tax incentives being offered to businesses and of course the tax free status offer to owner-occupants.

If a property makes 12k a month, insurance and taxes are 2k, then you would have 10k left.

And CA can only raise taxes on people so much to make up for all that lost tax revenue from those fleeing businesses before they all move.  

Of course, it depends on her needs, but it could be beneficial for her tax / income purposes if she discussed it with her financial planner (I'm not a CPA).The possibilities are pretty much endless with seller financing, to make it exactly how you both want.

Let’s say the property is free and clear nothing owed, owner decides to seller finance, at some point the buyer stops paying for property.  

I have constantly under estimated the cost of escrowed taxes, insurance and the such.

I don't feel confident enough to buy out of state and the property taxes/interest rates/home prices are so high anywhere around me.

Let's say your exit is a Refi to DSCR loan and the appraisal comes at $140k but you owe $119k, Most lenders will only allow you to refinance up to 80% of the new appraised value which would give you a $112k max loan amount, forcing you to come  out of pocket at closing. 

When you do a cash out refinance you pay no taxes and if you put 75% down your rate is going to be in the mid to high 5% right now.

@Huiping ShengYou do not owe this man a special showing at his convenience.