The problem is that you don't get an opportunity to do an inspection before you buy.If you buy pre-sale from the owner, you have arrears to bring current, getting the owner to move after you have solved their problem and taken the pressure off, along with the previously listed concerns.

Ask to speak with some of their current owners and current/former tenants.

The next property will be another owner occupied.

Alternatively, you could consider seller financing, which could provide you with a steady income stream while selling the property.As a real estate investor, realtor, and owner of a construction company near Texas A&M (College Station/Bryan,) I'm happy to help in any way I can.

On a per-owner basis the policies will change for occupants over the age of 18. 

If this is a property you want to buy you can make any offer you want but your owner financing offer is awful if she has any financial acumen. 

For RE owners, death allows you to pass assets to your heirs and step up in basis, effectively eliminating recapture.

Keep track of 3 buckets.1) Owner occupied portion - potential deductions for schedule A2) Tenant occupied portion - potential deductions for schedule E3) Jointly occupied portion - likely prorated for both schedules.There are nuances to this, so I recommend looking for a tax pro who can coach you on this. 

In neighborhood it is very important to present your self to the home owner next to you, this helps a lot to prevent misunderstandings. also this shows your professionalism.

See who represents owners frequently in your jurisdiction and get set up with them.