To play devil's advocate (and keep in mind I have no skin in this since I'm in a different market):-You want to tailor to investors, then be prepared to sell at an investor price. 

Plus moving to your house will allow you to take advantage of the best loan programs!

@Emma Whear I might suggest you talk to a local real estate attorney (or another owner of a similar property) to make sure you prepare yourself if/when the City's blind eye starts being able to see ;-)

Expect them to freak out and not be able to find another place etc etc so be prepared to move forward with the eviction in court.

Now he has sold the company and is more of a flat rate charge based loosely on how long it takes him to prepare the return.

There comes a point where having a real estate-savvy tax preparer outweighs your time learning a new software. 

Be prepared to match the finishes you see to obtain similar prices/values. 

Keeping the good relationship with her and thus your grandkids is more important that the rest of it so make sure you are prepared to give and sacrifice money if and when it is required and have certain things agreed up and in writing up front.

Our program only requires a small 10% down payment on the purchase price and we will fund 100% of your rehab costs.

File an eviction against any tenant who doesn't get with the new program.