Much better to be honest upfront and if you’re unwilling to honor your agreement just pass on the deal.  

days, which will include far more turnover and court time than anybody wants.One final point, as a general comment, not reflecting on OP, but there are a lot of Owners that are unable or unwilling to make appropriate repairs or properly prepare a vacant unit.

So first off I completely agree that the marketing and "guru" industry preys on people who are unwilling or unable to understand the fundamentals of real estate.

If its urgent and the tenant is unable or unwilling to get someone there, I'll get someone there and charge the tenant.

If you are unwilling to add value by fixing poor management, you would be far better off to join syndication that will do the work for the LPs and provide around 20% annual return.   

Only the photos and breakdowns will allow you to verify the costs.If your PM is unwilling to provide photos and broken down invoices, you need a new PM.

Since you are unable or unwilling to pay off her mortgage upfront, the primary way to handle this would be a subject-to deal. 

As JRR Tolkien once put it to his son: "The most improper job of any man, even saints (who at any rate were at least unwilling to take it on), is bossing other men.

There is nothing wrong with trying to negotiate but if they are unwilling than the fee is on you.

If he seems unwilling or unable, you need to move on.