Since you have located the owner of record, prepare a Quit Claim Deed for him to sign, locate a mobile notary, buy the owner a meal and while listening to him over the meal ask him if he'll sign off on the property -then call the mobile Notary to come Notarize his signature right there at the table.   

I'm not saying you won't find good deals, but the margins are growing thinner and thinner...and some buyers are putting-off their decision to buy simply expecting a market correction.Personally speaking, I have sold already a portion of my portfolio and I am cautious now, expecting for the market conditions to unfold and ready for the opportunities to come when asset prices go back to a "healthier" level. 

Find ways to bring value to them and be willing to take them out to lunch and pay for their meal.

We haven't been in a few months, too busy doing the business, but we still connect with other investors often out and about - LOL, Home Depot & Lowe's & at properties - as well as over coffee and meals.

I can go out and find a meal that tastes like crap for 6 bucks.

Buy and put in the bedroom a new Lay-Z-boy for her and a small love seat for you and your husband to sit and visit with her.Get a big flat screen TV and mount it on the wall where it can be seen from the bed and the Lay-Z-boy.Install a ceiling fan with a remote, and some nice curtains that you pick out.Then ask her what she has (pics, a small side table, magazine rack, book case, mementos she want in the room, and what she should like to have stored in the garage.Put grab handles in the shower and on the toilet sides and make sure the bathroom lights are very bright.Buy a NEW safe easy to use for an old person space heater that blows air.Get her set up with the local meals on wheels so she has something special to look forward to every day (and to ease your chores), and make a weekly chore out of keeping her space very cleanly.Be careful of in-home and home visit elder care personnel, some have sticky fingers.And respect her wishes for privacy, but don't neglect visiting with her when she wants it.Good Luck!

It has limitations for certain expenses like meals and entertainment, but it is a rule nevertheless.It's still better to keep all receipts, but it's not a requirement.

I have to take them to school and provide meals but it’s so easy.

I made this post in the hopes that someone that is local to Corpus or Houston is willing to accept a free meal in return for letting me pick their brain about the lessons they've learned and things they wish they'd done differently here.

The car is more flexible in the event you want to make a meal stop, or change your destination.