If you have a close relationship with your Grandma, pick her brain to find out as much as you can about the property. ie, why didn't they fix it?

It sure seems easy for "investors" to say that the people out there doing the leg work by talking to the inspectors, getting the comps, and detailing down to the screw a material list isn't doing enough to try and establish a business relationship.

If your goal is to continue in real estate investing then that relationship will be a big part. 

Just talk to your title company that you plan to use, develop a relationship and use their contracts.  

Real estate is a relationship business.

One of the toughest things to deal with, and made even harder since it's clear you have some sort of relationship with this person.We've learned the hard way (as it appears you have as well), that being nice to the tenant and allowing them to fall behind on rent usually bites you in the end. 

A good place to start with your agent,  would be how your two's relationship fits in to the banks arms length agreement you will be required to sign at closing.  

We want to be fair and also bring value to the deals, and be able to form long term relationships with flippers and investors.  

I find that Firstbank, although a solid bank - I have a banking relationship there, is a tad conservative. 

It's a relationship that you are building with them.