You could arrange for the sale through a local realtor as a way of helping her.I think the biggest risk is owner financing to an owner occupant who depletes the property's value by not maintaining the capital expenditures (roof, systems etc).

Also, what is the reason why these houses look like a box instead of traditional slopped roof style?

Don't let that be a worst case scenario sales pitch, its not meant to be, but its more like an understanding that though you may have rentals that for 20 years have no major problems (for example a new roof), meaning you feel like your cashflow is blowing away any Cap X formulas, with every passing year you are at a statistically increased (compounded) likely-hood that in the ever nearer future you will have to spend 10s of thousands wiping out your cashflow on a new roof (or whatever major problem).  

We have done very well buying ugly houses (carpet, paint, bathrooms) that had great bones (newer siding, roof, etc).What are you looking for?

It is a good community to network and learn about all aspects of real-estate investing.

It is a good community to network and learn about all aspects of real-estate investing.

In AZ it is fairly simple to get information from the assessors office if you find an address different from the physical location of the house you might have a place to start, you can also see if it owned by a Trust which will obviously change the probate aspects

It is a good community to network and learn about all aspects of real-estate investing.

It is a good community to network and learn about all aspects of real-estate investing.

From what I can tell it needs a new roof, 2 new bathrooms, new HVAC, some drywall work, possibly a new kitchen and paint throughout the house.