Not intending to be overly harsh but why would you rip off your own mother like that by buying from her below market value?

Invest in sketchy, D-class areas, and you end up with sketchy, D-class tenants and all their drama & headaches.

It became a drama when the appraisal report came back as "Subject To" utility turn on and $3000 cosmetic fix.3) The lawyer is my lawyer. 

Am I being to harsh, good plan, or what do you recommend??????

This is a harsh statement, but it sets the "tone" for the rest of my advice. 

Taking it out of their deposit wouldn't cover landscaping; anyway, it may be needed for home repairs caused by them.Thank you for your support and advice - even the harsh comments I learn from.

In other words, if I can already accomplish whatever you're offering to do or provide for $_X_ amount of dollars (normally in the form of a line item expense within the deal) and you are offering the same thing but want some substantial cut of the profit, that is an equation that won't ever make sense for me, naturally.This is only my opinion but the harsh reality is that competition is fierce and the market around here is both very saturated and currently remains a hyper-sellers market.

Unless he likes drama.

Might be easier to start with a harsh letter from a lawyer.A landlord can keep a deposit or portions of the deposit for damage.

I used to watch flip this house and property ladder before drama became fashionable.