After my inquiry, they realized that the home was "forgotten" and never given back to Wells Fargo. 1 week after my call, the house popped up at Auction.com and I got a contract on it via Pre-Auction bid. 

This might be a short term solution where she refinances in 1-2 years but we want something official written up.This would be a loan as we would like the money back and although we are much better off than her, we would ideally like to get paid back.  

What I have to work with is two paid for properties in Griffin, GA.  

Adele,Have you accounted for the utilities paid by owner like water/sewer/trash and capital expenditures %, management%, and vacancy rate?  

Go to the county assessors website and it will show you the new owners name, address, when they bought the property and how much they paid for it.

Unfortunately I need to wait until the new year for my loan pre-approval so I can get an FHA loan on my first multi-unit property.

How about if I paid to have everything roughed in and I finished it myself?

The Lowes or Home Depot cabinets that come pre-built are better quality and don't cost that much more. 

For those who hold licenses and certifications in other professions, greater attention must be paid to legal and ethical aspects in real estate dealings.

Actually, she would be moving in with me for a year at the new place so at least I'd have half of it paid for a year.