Why even buy out the sister?

They are not going to get anything better than 5% even if they had a social as rates are above 5%. 

Even today, I'm finding properties in a Class C town, with 15%-17% CAP rates.  

I've personally worked with a handful of "investor-friendly" lenders, primarily on DSCR loans in recent years, and each time I've run into significant delays, lack of transparency about the process, have been fed the requirements in a piecemeal fashion (every few days there's a new random request rather than having it all organized from the start), and have even run into lenders who were substantially misinformed about the real estate industry or the laws that govern it on both a local and federal level.I think there should be a better site to encourage accountability by tracking how long it actually takes each lender to close their loans on average, and what unexpected hurdles investors encounter when trying to work with them.I can't seem to find such a site.

(Go check it out).There are a decent amount of options for the West and South areas, and even parts of the Upper Westside where there would be some options depending on the home or even TH. 

Even if I were sued, I document everything and obey the law, so I won't be found guilty.

I'll be honest, my searches have been a little disappointing to find anything that will break even in terms of cash flow.I came across a couple condo-hotel locations and looked into them.

Even if this were a 100 percent legit example, might not even be possible today.

Start evaluating deals, even without an intent to purchase.

So, I obviously don't even want to give out my personal address.