Kids are raised to go to school, go to college, get a good job, and retire at 65...it's probably not her fault that she wants to "play it safe,"  but nobody ever got rich/wealthy off playing it safe, unless you won the lottery. 

The "Lottery and Gaming Credit" only applies to people in which the property is their primary residence. 

People die, divorces happen, kids from another state inherit property they don't care about, people have time limits on their 1031 exchanges, people win the lottery, etc....I would call every agent you can find and say "hey, I'm ready to buy x....if you find x or anything similar to x...I'm ready to pull the trigger"

I think internet and many on BP just foster this thought process that you too can be rich with none of your own money this has been going on for 40 years.. can it happen I guess.. people do win the lottery..

and implying that you would offer cash, then figure out financing (hard money, friend, relative, lottery winnings) before closing.

Same with lottery winners.

It's kind of like winning a small lottery :)  thank you sincerely for your very sound suggestions!  

If you're looking to flip or wholesale, you're more likely to win the lottery than to find a deal on the MLS.  

Maybe they will win the lottery, inherit some money?

Your license is like a lottery ticket.