Real investors are different and they aren't what you think.

@Bryan Schwartz a lot of trial and error - and even then, you have to watch them as they get greedy when you aren't looking.Try going to Home Depot Saturday 6am - those are the hard-working guys!

If not, they aren't his responsibility and it is up to their biological father to help pay for their care.Michelle is right "You gave the mouse a cookie and now she is expecting you to give her the milk too." 

Unfortunately it is almost run backwards and if the investor makes 80k+/year then you aren't eligible for almost all of it.

So not asking if this is a good or bad idea, because we aren’t planning on doing it  Rather - what are creative solutions to do the equivalent of transferring the property without doing a direct property purchase, assuming all parties are on board including the lender?  

You also have to be very careful when documenting your journey that you aren't giving advice because you don't have the experience to, just document it.

I’d only be making offers to people who aren’t able to resolve their issue after we’ve exhausted all options.Your point about the probono attorney is a great one and I hadn’t considered it.

They aren’t tenants if you live with them.

If I HAD to pick one of your 3 options, I'd probably go with option 3 because it's likely the one that you can achieve the quickest... especially if you aren't concerned with cash flow. 

There are many reasons why things can look bad on the outside, but they really aren’t.