This can drastically reduce the property's value and cause unexpected headaches.I’m curious—what features do you prioritize when looking at short-term rentals?

This quadplex looks promising and was wondering if I should go this route or in another direction. 

Feel free to connect directly. 

Always have a clear exit strategy, whether you plan to rent, flip, or sell the property down the line.If you or your son are looking for more hands-on guidance, feel free to reach out directly.

An assistant can do most everything that you need done and they work directly for you rather than a property management company that has several clients and you’re just one of them.Also, again, depending on the location of your properties, have you considered doing a lease with the option to buy?  

Most lenders that I work with give Wholesale Rates (vs retail rates when you go directly to a lender). 

I found this deal from my friends parents who live directly across the street.

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

If you put the house in her name and you have siblings or other folks who would have a claim as a direct heir on her estate, you run the risk of losing the property to another heir. 

The first time they break rules (unless it is a direct danger to people/property) I have a kind chat with them and make sure they understand what they did was against the rules.