@William Richard Arens although there is not a law that prevents them from selling you the property at below market value, since you are their child, the IRS would consider that portion of the sale as a gift.

A good local Realtor can help you with that.The advise that @Bjorn Ahlblad gave you above is categorically wrong and depending on state law, can land you in a world of hurt.For example, I can tell you with 100% certainty that in Massachusetts (I'm also licensed there), if there is a child 6 or younger living in the home, the owner MUST test for and remediate lead paint.  

We have no alimony, child support or maintenance agreement.I have reviewed HUD 4000.1.

I live at home with my mother and I have a child who lives with my girlfriend (at her dads house).

. #3 retire and pass our success onto our child and future children.

You can also call Child Protective Services.  

Take the gross income, x .43 then subtract reported monthly bills such as car, credit cards student loans child support etc. whatever is left is what the seller, or borrower, can qualify for. in other words...have them complete a 1003 with a lender to see. 

I say somewhat because I have always had a passion for real estate even from the time I was a child.

Truth be told, I signed a quit claim and walked to ease the greedy husband stress on my son, because I can make more money, but I can't remake my only child's emotional well-being if that were to continue.

So, here I am a new investor with a long path to cover and business plan well designed with the niche that always caught my attention since I was a child and knew Real Estate exist, "Buy & Hold".