Its a dangerous road to go down.  

Stupid, Dangerous, Smart?

And if that home has any potential to be a candidate for a sec 121 primary residence exclusion sale for her you it's even more dangerous.  

I know this topic doesn't have the substance of most real estate investing topics but this is a vehicle I have decided to use to help me obtain financial freedom and build capital and I appreciate you guys having positive feedback and helping me out.

Hi,When you over improve a flip for a neighborhood, the dangers are two-fold.It may not appraise for financing forcing you to sell at a lower price.Buyers might not come look at it because it is a 300k house in a 240k neighborhood.I am not saying this will happen but I have done dozens of flips, never lost money and I never want the best house on the block.Good luck and I hope you do very well with this!

Also, "OMG Oakland, looks soooo dangerous."

Pulling out equity from your primary residence is a dangerous game to play.  

The tenants can clean up their act prior to close or the seller can evict them (though it might take 2 or 3 months) or work through code enforcement (slight danger but better than the current circumstance) to effect the change.  

You need to have clear, articulable (preferably written) requirements of your rental criteria.You need to processes each application as you receive it.Once one is approved, you offer the rental to the person.You are a treading a dangerous line if you publicly advertised this property for rent.  

You have no rights regarding her trees at this time if there is no eminent danger.