Should I risk renting to this landlord?

[Jaganath Dabbi]

Situation:

I have an older lady who called me up with a sorry story that goes something like this. She is 65 years old and her husband is 80. She has a son who came out of a nasty divorce and is now with his 3 children. One of the children is a special needs child. Since the lady cannot take care of the children full time, the son does and so does not work. They had a home in Wilmington, Delaware that they sold and wanted to rent back but she says her daughter-in-law did some things so they are not able to rent back. Hence, she needs to find a home ASAP.

Bottom Line:

Occupants: 3 adults and 3 children

Income: None

Credit Score: She admits it is poor

Other Checks: She claims she will pass all other checks such as background check

Lease: 12 months

Terms: She is willing to pay 12 months of rent upfront.

Questions:

1. Would you rent to her? I feel sorry for her and would like to help if it does not risk me. It is Thanksgiving, so helping the elderly and needy has me in a bind. I am not really a big-time rental investor but one with a single home

2. Is it legal to take 12 months rent upfront in Delaware

Thanks in advance for your help.