Why don't you use a bit different model where your potential clients can pay perhaps $250 (or a bit more if reasonable but no more than $500) for an hour meeting to talk to a real CPA who has been trained by you and determine whether or not they can save me money on taxes such as capital gains or ordinary income or passive income by forming structures that makes sense for using up various deductions and write-offs to the fullest extent to off-set the various sources of income and let them show me how they can eliminate my taxes down to minimal to zero in that quick session, it is like a preview session to what is possible given my actual data. 

This is extremely complex work if you don't know what you're doing, can also delay your project by 6-9 months if you don't plan accordingly.

I had never been to her property, all communication between was initiated by her, and I knew it was just a legal method of delaying her eviction.

Just make sure that the local zoning laws and HOA (if applicable) allow for this arrangement.Down Payment Terms: Spreading the $20k down payment over 6 months can ease the upfront financial burden, but ensure you have a clear agreement with the seller on this timeline and any penalties for delayed payments.Best of luck moving forward,KC 

I still think this plan is too risky, but at least it minimizes the risk some.

Keep in mind that while cash flow may be minimal if your mother lives in the property, potential appreciation could still make it a viable investment over time.

However, I suspect if they got a lawyer, they might be able to at least delay an immediate eviction claiming your verbal agreement constitutes a month-to-month agreement and that you would need to honor it for at least the first month of that before terminating.

For shared living spaces, durability should often take precedence over luxury to minimize the need for constant repairs.

Pointed out downspouts not being long enough, flaking paint (minimal), windows that are older, provide furnace reports from HVAC tech, "remove sliding latch from bedroom door" to name a few. 

Otherwise, you can re-stain them with a close enough color to minimize the amount of rework.