They insisted i need to be "educated" first for my safety and to "protect" their current members before i go to their general meetings.

Also, for safety sake, we insist on a copy of their state-issued photo id (driver's license is fine) before showing the prospect.

You’ll notice that almost anyone who claims otherwise makes their living by doing so.One cheap alternative if you really insist on buying this (again, for reasons other than health): buy term life insurance and then take the money you have left over and buy an insured, zero-coupon tax-exempt bond.  

That the property is about to go to a Tax sale foreclosure auction, back taxes dues and increasing each month are over $8k and the widow would probably clear less than $25k.If the kids(four of them) insist on a share of that money from an 80+ year old widow with health problems, well, then they are just selfish.

The agent insists on using a promulgated contract form. 

I would definitely remove the "for any reason whatsoever" part of it, but if they insist that the whole inspection clause can't be in there I would tell them to find another buyer.  

However I have had the same tenant for about 6 years who only calls if there is a problem and he always insists on helping me fix it. 

You should insist on that list.

My lawyer insists that it is criminal though, I do know that!

Before title is conveyed by that owner, the lender will insist their lien be paid off, this is part of the foundation of the due on sale clause.