Are you saying I need to take a second mortgage on the rental? 

Hi Kareem, welcome to BiggerPockets!

The rental had ratty furniture, a record player prominently featured in the marketing but it had no speakers, missing basics items in the kitchen, lots of drunks in the concrete hallways that reverberated right into the bedroom at 2am, a strong odor of urine outside, and more.We have super hosts in this forum that have hundreds of 5-star reviews and are masters of the craft, but I look at their rentals and see they don't have any artwork on the walls, decor is basic, they do nothing to make the guest feel welcome, etc. 

My son is in the military - and will be heading to Tucson AZ in a few months. 

I do  think your point about having an eviction on her record is a bit of leverage though.  

Can you get access to the property in advance to verify the condition? 

There are significant advantages to investing here (lower barrier to entry, much better price to rent ratio's, etc. etc.).

I've bought a couple sub-to's in the past and about to close on one next week. 

I will also have my agent there with me to offer comps to aid in their appraisal if they are receptive to it. 

You also don't have to pay state tax on income.