The back yard realistically would need to be cleared and graded, but we have a brook that runs through and cuts the yard in half so I figure we have to clear and grade the half that is closest to the house but the area that is beyond the brook can stay wild and woody.

Unfortunately, investing is still the wild west in that anyone can claim anything with few consequences, so it's advisable to believe none of what you hear and only half of what you see.

Shes such a sweet old lady and I genuinely want to help her.

*Handling your own leads is wild effective over a property manager!

So my wife went out walked up to the lady and said "I need to tell you something, but I am not sure how your going to take it."

Appraisals are known to be wildly inaccurate, so it is very possible something can appraise for more or less than true market value.

I guess people are a wild card, you don't know who you'll meet.

Our ladies, typically, find comfort in security and that is not a bad thing. 

Also this is an older lady that oversees the property best and has been there the longest .

To this point, I have always used a realtor or broker to assist with the purchase of all of my units.I got lead and then a call about a property from a lady who heard I buy houses & would like to sell.