I myself would love to spend every morning walking the beach in La Jolla but I sure as heck can't afford any property there now. 

I do not think grandpa walks out of this with zero money.  

IE if it all goes bad do you walk .. or can you solve the problems.. because if you do not have the wherewhithal to cure .. then you just walk away...

She's willing to walk away and leave equity in property. 2 months behind on mortgage.

Took out a couple walls, closed in the porch and made it a foyer, and a walk in closet.

The second person on the application does not have a job here yet, but has a desirable healthcare certification and is transferring her license over to this state.They did a walk through, seem real nice and filled out the application.

Ensure you profit is actually worth doing, lenders don't like thin profit margins as they end up with borrowers walking away.

Walking in the front door is a great way to see if you want to go into business with them or not.   20 Questions To Ask Before You Hire A Property Manager  

So I figure an investor with a license is in the best place to walk me through the buying process and help me analyze the deal and get a commission for their time. 

But after a walk-through, its seems there still needs at least another 30k into it.