sounds like you have dealt with all the sharks.. if it takes a really long time to evict someone in that state your best bet maybe to let it go to foreclosure and if it bids up which it could if your buyers are already offering you whats owed. they would not do that if there was not equity above whats owed. your mom would get the overage as long as there is not junior debt.also since her credit is trashed and if you can handle her housing.. she can just stay as long as possible until she gets evicted and then just walk out the door..

But having Boeing close by, I bet they have contractors that come in and need short term rentals.

I would be willing to bet the person selling you the property is praying you are not getting opinions like mine. 

I bet they know the answers.Also a good background check will tell you most of what you need to know.

Could there be new FHA guidelines I'm not aware of - you bet. 

I bet you're a great moderator. 

Fred website shows vacancy rate was 11% in 09 and for those buying 5 caps assuming 5% vacancy, are betting on perfect conditions for their loan term.

@Sam Crochet Your best bet for a small deal like that will be a private lender. 

Since I buy properties for less than 50K, HELOCs are the best bet for me.

While real estate might be a solid bet right now, what if it isn’t in a few years?