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".

Quote from @William Coet: I would edit your lease to state it includes utility use up to $XXX.

I'm conservatively projecting rent rates at $XXX per night, 220 nights of occupancy per year, and total revenue of $YYYYY.

Someone who gets burned out because they did not align their natural compulsions with the right activity will never be able to compete with someone who sustainably loves what they do and would do it for free.

Provide them with the option to (1) stay in their existing unit and renew at $XXX market rent or provide written notice to move or (2) move into a renovated unit at the same $XXX market rent.