She is tired of running the laundry mat. 2: She doesn't want capital gains by selling.Your offer should be to either do seller financing for a monthly amount that suits both of you and a term that is longer than their expected lifetime.Or, you could do a renewable lease option, which allows for you to exercise the option upon her death at which time her heirs will inherit the property tax free and you can pay them the option amount. 

The most precise and accurate way to calculate CapEx is to:List out all CapEx items for a particular property (Roof, A/C, furnace, appliances, flooring, hot water heater, etc...).Determine the approximate lifetime and replacement cost of each item.Determine the approximate useful life remaining for each item at the property.Aggregate this information to determine a monthly reserve amount.Obviously that's a lot of work, but it's an exercise that I recommend everyone who is new goes through at least once or twice on a property before making an offer.

She plans to exercise it in 2 years.

However, I'm interested to hear from others if this is a worthwhile exercise, or if their is another avenue to look into where I can see these pre-foreclosure and divorce leads even before they come to the newspapers public section.

Once the permits have been gotten, the buyer will exercise their write to buy the property for $500,000. 

I start with water, coffee, prayer, scripture reading and then BP journaling before getting in some exercise, usually have 4:30-6am to get that in... plenty of time! 

Initiative and exercising patience.

The lender can exercise the "due on sale" clause if the name(s) of the buyer are not the same name(s) as the members identified as the owners of the LLC.

If after the year you choose not exercise the option, then your worst-case scenario is that you just rented for another year... not that bad.

The tenant is moving out and not exercising the purchase option.