Obviously no one was paying rent but they took the rehab money, never did the rehab and then sent $650 checks each month til the music stops.

I would look into setting up a trust so the legacy goes beyond your mom and you, check options to convert the 401K into another instrument if that is still possible, look at something other than a mortgage and let me maybe show you a strategy called 3CX that would allow you to develop a constantly growing portfolio using a combination of reinvestment of cashflow and using line of credit financingI'll send you a connection request so we can setup a phone call if you are interested.

(if you like that kind of music!) 

If you have a legal description (full-legal-description, including plat # or survey), I can assist on getting an abstractor's report, which pulls all instruments filed in the real property records on that parcel. 

Good ones, who know what to do, can do a lot without having you or the seller hire one of us lawyers - in other words, there are a number of curative instruments to get you marketable title. 

Cap rates are really low and you don't want to be the last one holding the bag if the music (appreciation) stops.

When you are driving, skip music and the traffic reports and listen to a podcast.

pivoting a little .... and searching that next market.. and very strong into debt instruments.

They will run the transaction to the finish line once all of the conveyance documents are in place, but MN has statutory requirements for the sale of any CIC building that you need to adhere to on top of making sure you have a compliant and beneficial instrument of conveyance (purchase agreement). 

Bond for Deed must be French Law.. never heard that term in my 44 years of real estate.I am assuming its a debt instrument like a mortgage or deed of trust.Zero % financing is great.. as long as your not paying double what its really worth.with those terms it leads me to believe that the seller is tired of managing this and the management could be Hi touch lots of work.. so if you think your ready.. that s a pretty decent deal in my mind..