So we arrive at the property today, the AC was running the fridge had food in it and it was running.

We are happy to share numbers and how we arrived at an offer. 

They’re also forced to react to your unannounced arrival--you’re standing right in front of them, and now they have to respond, whether they are comfortable or not.

THE ONLY TWO WAYS to acquire this property is 1. the son must petition for probate and get the rights to sell you the house.

We set a time to arrive with the officer and have paperwork to serve the tenant; (everything you go over in front of the officer) Here in Texas they can do nothing other than observe but they do have to write a report for their department which is a great tool when you sue the tenant for damages or eviction.Good Luck keep records of every text, email at this point do not speak in person with the tenant unless you have protection and witness. 

If the other heir fails to step up to probate the property, you may be able to keep all the rent  If the other heir does petition to probate, you could deduct the reasonable and necessary costs of the eviction and of renting the property (but not the costs of improvements).

I'm trying to strike a balance of trying to tackle problems that arrive and not just back out because it's different or scary, and recognizing when it's not a deal I'm willing to do.Any tips, advice or encouragement?!

For example- how did you arrive at your monthly income assumption of $1,500? 

Amy Hello  hello Amy.Yes I have suggestions.See I asked you these questonions as an attempt to help you arrive at your own logical conclusions.

The later having been done myself for $10 before the new tenant arrived.