Protect yourself through her will and maybe a proper exclusive option to purchase that renews or something.  

Only way I'd put down most of the money is if it was such an awesome deal making so much $$$ and the JV had exclusive rights to it. 

Also, although some property managers do have a good grasp of the voucher program, most do not focus exclusively on it, as they need to recruit a mix of voucher and market tenants according to the needs of the owners they serve. 

Natural resources close by that generate income for market - Google search, local newspapers, Wikipedia page 8.

@Diana Tian  I have no idea how renting out part of the house and the $250K exclusion work together.

Shopping stores get mad when it gets leaked to the public and news papers pick it up and then the deal doesn't happen and it makes the community mad at that national company etc.Right now if the land isn't locked up they do not have anything yet.

They are eligible for the home sale tax exclusion for married couples, I think.Its a decent house with a good flow (4/3 one story) and a large yard.

Just wondering if these techniques work the way they are portrayed (smooth and easy) and if so, why isn't everybody using them almost exclusively?

If you are targeting absentee owners exclusively, send a letter to only those that meet that criteria.Consistency and tracking are important parts of any mail campaign.  

The agent did say that they would require I sign an exclusive agent agreement ( with no penalty for cancelling agreement) in order for them to work with me as they have been burned by previous investors.I have another question.