I can assure any damage to piping was not our fault; being from further North in xxx, I am very aware of outdoor pipe do's and don'ts during cold weather.

When someone / something tells you rent should be $XXX, you need to do your homework and verify that.

It is Agreed this date x/x/xx that the existing lease for the property at address x is amended in the following ways.

I am assuming government loans are a no go, so would that live only conventional lenders the only possibility, or are there even different types of lenders that don't conform to fannie mae, and whom might have less strict guidelines.Essentially, what should I write in my ad, home buyers who only use conventional or XXX loans?

Mom's Living Trust dated xxx December 2020 and you are Trustee, or co- trustee with right to do yada yada that you determine.

So I would tell her that it will be mailed to her by XXX date (this date is based upon your State required date) which should give you the time you need to receive the blinds, install them and ensure they fit.

If you went that route it sounds like you would need an "As Is" appraisal with assumptions because you want them to assume you're going to put $XXX 000 into the property and finish it with XYZ Countertops, and Y style flooring etc. etc.You could also ask a real estate agent in your local area to help. 

What i want to accomplish -Defer their capital tax gains -No down payment or some kind of mortgage/installments payments to "sellers"They owe roughly 167,xxx and the house is worth about 350,xxx.On my own i can afford 300,000 in FHA which i dont want to use because of some work that has been done we might not get approved.

That said, long before I'd enter a partnership with the seller I'd make them a basic seller finance offer: $XXX down, $YYY per month for the 3-5 years they wanted, then a balloon payment. 

If you held as TIC it should say something like "Luke Haverkamp (50%) and XXX (50%) as Tenants in Common".