spent too many years sowing up wounds and doing more evasive things. 

In fact, not including the income on your tax returns is called tax evasion, which is a fancy word for fraud.

It would give you lots of "star power" and provide a non evasive setting to interview different realtors. 

her rent is current however she's been evasive towards me since I took over, not wanting to answer phone, ect I've sent her a letter introducing myself and she received it.

If the seller likes the offer and the deal closes then the role is not that important (as long as she plays a legal role).Being evasive will set off most sellers.

The tenant refuses to sign the agreement and is evasive.

If you started paying them back their gift, using your annual exclusion, the family members would not report it as income, yet they would be earning money on their "gift" so it will be seen as tax evasion (fraud).

Most of this guidance stems from years of the practice of basis shifting and the opportunities for tax evasion from non-arms length transactions.there are some very specific cases where exchanges have been disallowed where the replacement property was purchased from a related party.  

Finally it is under the radar so as long as the gov doesn't know you have it, it is a pretty easy way to pass along some wealth to someone (not advocating tax evasion myself).

If he’s evasive about showing you projects he’s worked on or introducing you to former clients, run!