I should clarify a couple of things - the city is abandoning their current drain line as its undersized and installing larger pipe next to it so can't be a trenchless pipe but would have been nice. 

If no kids do a nice trailer and lot.  

It is near 2 schools and a church, which look nice.

There are some very nice houses in Provo.

that will dictate the highest and best use for sure.Whatever you do with it I'd document it because people like seeing the progress when they are sitting in the final project all nice and complete.

I only hold decent properties in nice areas, modern construction, etc.

They are much cheaper and still very nice and then I drive them until they are close to death and then sell while still running. 

For example for me, CoC does not matter as I buy in A/B areas and I hold long term so I am comfortable knowing even if I have zero a slightly negative CoC to start over the long term it will turn and I will end up with a nice return after many years. 

Very nice people there in that neck of the woods.

While it is nice of her to pay the rent for her adult son, she shouldn't be paying rent for two places as it is clearly stretching her budget.