Although I am personally not a single parent, I have witnessed up close the challenges through my sister. 

My youngest sister is only 21 and still in college. 

why not form a separate entity that has a broker in charge that is like a sister company that handles the sales etc therefore making you an owner so you can take the agency cut that way.  

We agreed, I let her out of the old lease and executed a new, signed lease agreement which listed both brother and sister as tenants.The brother has since contacted me and said that he wants new paperwork showing him as the only one living there, and adds that he understands that he is subletting from his sister.

I used to work for Big Brothers Big Sisters in SF and then another social service agency here in Ukiah.

The area has gotten rougher over the last 20 years (my sister used to live off 87th & Eastern) but if that can get turned around you'd have a real good potential to market to the folks Cerner is going to populate with.

Even if the beam is damaged, most likely would just need to sister the wood beam with 2x's. 

The most memorable was to prepare a house for my sister and her kids on short notice.  

Maybe their sister companies can offer you the same thing there. 

However, we had Than in to speak about 5 years ago, and a brother /sister team with zero real estate experience purchased everything Than had to sell.