Purchasing home or assuming mortgage from widow w/ grown kids

[Johnny Chang]

Hello BP! I'd appreciate your suggestions on moving forward to make this a win/win. Here's the facts:

1. Widow in Texas with three grown kids living out of state. She is 5 months behind on her mortgage. House is valued at $130k. She has a $26k mortgage balance. She wants to retire in March 2018 and move to another city.

2. Three grown kids - for whatever reasons they are unable to sign paperwork releasing their interest to the home so she can sell to me.

3. Is it possible to assume her mortgage and have 50% share of the home? Since the kids are not residents of the home can I just find a tenant and make it a rental? I'd think this isn't legal or sound if the future tenants had an accident..who would be at fault?

I'd appreciate your thoughts.

Thanks in advance!