I’ll want to rent it out to other people and possibly add an ADU and do other renovations is this risky with the deed still in her name? 

If you can hold off for 2-3 years to save more and build a solid emergency fund, it may give you greater financial flexibility when you’re ready to buy.If buying now feels too risky, consider renting for a while to gain privacy without the long-term commitment of a mortgage.

They will say Real Estate is risky, they will say you have a great job, they will ask are you worried about plunging toilets at midnight.

While it is not certain, all aspects of investing have risk.  Is

But in reality, reinvestment risk is real.In rentals, in today's market, there is basically no cashflow available after a BRRR and you introduce tenant risk into the equation and any longterm hold will have pretty continual maintenance.  

Besides, new build communities could be risky unless it is in a proven area. 

Look - investments can be risky.  

The inefficiency of this system makes it risky to rent to tenants without stringent screening processes.Consequently, I have had to adopt extremely strict criteria when selecting tenants.

And while appreciation can be a risky game to play on its own, in certain markets, it’s hard to ignore its long-term benefits if you’re holding for the right reasons.

Holding onto a property with negative cash flow can be risky, especially with your ARM adjusting in a few years.