However....I have a seller that wants to sell their house but it’s in horrible condition.

We've been through several and they've all be horrible in one way or another.

If you do find one, it is likely because it is in a horrible area and then, good luck actually running that as an 8 Cap.

The market is great for me to sell, but also makes it horrible for them to find a place to rent.if your properties are cashflowing well, I don't understand why there aren't investors who want them. 

I talk to family members all the time that day it's horrible condition when really it's not that bad. 

I fell horrible raising the rent 200$ on a 88 year old tenant but the property won't cashflow well if I don't raise the rent.  

Traffic is so horrible it really doesn't matter where your cabin is.

I’m trying to strike of balance of not making it seem horrible, but also being honest. 

The blind leading the blind seems like a horrible idea.

Either your mom is getting a good deal (basically free or discount living expenses) or it’s going to make a horrible rental as you will get worse financing, insurance and probably property taxes than she’s getting.