Also I dont know the state of the house ie is it completely derelict and trashed or what not, as previously stated i dont care about the house, just the land.

@Deirdre Lizio like any business, you will encounter customers that:1) Appreciate great service and are willing to pay for it2) Appreciate great service, but are price sensitive3) Only care about the lowest price, yet unrealistically expect great service4) Multiple variations of the above...Unfortunately, the majority of us default to #3:(

She doesn't care that you manage the property, she cares how you manage it.

Seller doesn't care how we split the real estate vs. the franchise, but I don't think I could get $250,000 for the real estate.

@Brett Coultas if you're a newbie, you want to be careful of an "investor friendly" agent selling you something they truly don't understand:(95+% of agents only know how to handle owner-occupied transactions - you can verify this by asking them calculate ROI for you or Cash-On-Cash!

Now the situation has occurred that we need to rent the house out in order to help pay for his long term care expenses. 

(To avoid months of probate and thousands if not $10’s of thousands of dollars in costs.)Hawaii is considered a "TOD deed state," meaning that residents can utilize Transfer on Death (TOD) deeds to designate beneficiaries who will inherit their property upon their death, allowing for a potential bypass of probate court proceedings.If she is already in memory care center.

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

So whenever the buyer wants to refinance or sell the property my lien comes up aswell and that's when I'm taken care of? 

This active income can help me fund my retirement as well as help me get reimbursement for home office and health care premium while lower my tax liability.