That's a more difficult sell.You're likely going to have to rent it out as individual rooms, perhaps to local college students. 

Each bedroom is rented out individually by the previous owner on a month to month lease.

The estate resolves its own expenses and can't require parties outside the estate to pay into it to resolve the estate's debts.It is correct that she as an individual cannot take the assets, but she can use the assets to pay estate debts as executrix.

We’re not an attorney state so they know very little about navigating the transaction process itself, only when things go sideways do they get involved usually or sometimes high net worth individuals or people from attorney states like to bring them in for final contract review, but they aren’t doing a buyers agent’s job by any means that’s for sure.

On one document I received it states: "The individual (applicant) is mentally competent but due to age or physical infirmity is unable to manage his or her property and affairs effectively and, recognizing this disability, has requested a conservator's appointment"It also states the conservator is: "conservator of all assets of the individual's estate".What I'm wondering is do I need the conservator to also be the co-signer on the lease?

Lend to experienced individuals who own other rental properties already6. 6/mo Payment Reserves: insure the borrower isn't broke and has the ability to repay your debt. 7. 100% Hazzard Insurance: make sure the borrower secures hazard insurance that at minimum covers your Loan Amount ie "replacement cost".

Seemingly if I made this an ADU instead of a duplex I wouldn't have to rate these walls, once again complicating the intent of the code.Just above the code section I reference one of the exceptions to fire-rated walls includes exterior walls of individual dwelling units on the same lot, which may eliminate my need to rate those exterior support walls.

We do see a lot of investment activity in this zip code from large groups as well as individuals.

Families and older individuals tend to be more stable than young professionals.  2.

That seems more than just a RE investment: To me, the casino aspect of the investment would require specialized expertise (knowledge and individuals in place to make sure the business is a success) that seems to be a greater risk than the RE side of the deal.