With all the repairs there's no way they're getting a mortgage on this place and its heir property that the widow owns with her kids, so she doesn't want to owner finance (trust me, I checked all the boxes to try to make this deal work).

If I were you, I would learn all sorts of things about personal finance and real estate investing, sure, but I would spend a lot of quality time (and money) on furthering my education and having a social life that includes going out on a lot of dates.Here's my reasoning: if you look at all the millionaire households in the USA, as of 2009 95% of them are headed up by a married couple or widow/widower.

"single mom and her one son"...widow, etc) are even remotely part of your thought processes when screening tenants. 

Do you have time to visit that widow 5x to chit chat and try to close it...  

I am in TX and have been working with the son of an elderly widow to purchase his mother's house, and they have agreed to sell to me. 

I will do my best to support the widow.

@David Weintraub have you read the wholesaler posts or those guys who post about collecting data from the obituaries to go after deals from beareaved widows?  

This took YEARS and I’m sure cost lots of attorney fees (which were likely reimbursed in the settlement) but just a interesting story. https://www.google.com/amp/www.orlandosentinel.com/news/orange/os-westgates-pays-widow-15-million-20171218-story,amp.html

I keep getting conflicting answers when researching, so hoping someone current on the changes can help me out.
My father passed away in February 2018. My mother was told she must sell their home by the end of 2018 to...

Turns out, the majority of our residents are widowed and want 1s.