I've got access to good title search tools and data due to my business associations in commercial real estate appraisal, so it sounds like I just need to put in a little more legwork and familiarize myself more intimately with building codes and structural red flags and bid more aggressively on these properties.Thanks again, invaluable input from all! 

If you google "lease .doc" or "lease .pdf" you will find a few options available online.

Money wise you have an asset that costs you and maybe you can access the equity while she is alive.

I got your name/number from a website online and I see you've been managing rental properties around here for many years.

(Which kills my numbers.)The T12 numbers were iffy even though the building is 100% occupied currently and future proformas looked good.There is a new construction happening nearby - 335 unit large apartment complex coming online in Aug 2018.Nobody said out-of-state investing was easy, LOL. 

She has access to a lot of different programs.  

I've been researching online for the best exam prep courses and it seems like KAPRE/Brightwood Real Estate Education is my best bet as I do not need to take continuing education. 

If anyone else had access to the basement at any time , that gives reasonable doubt in the eyes of the law . 

We do however have a conservative $150k equity in our primary residence as well as access to other forms of credit to get the job done if needed. 

@Jimmy Ready To calculated PMI you can use online calculators (Google).