Everything is as smooth as can be for an off-market estate sale (judge involved), however there is definitely a point of concern that even my attorney isn't 100% sure about. 

@Nick Thomas, I'll bet it's a lot skinnier deal than you think.

Cash-out refinance transactions involving installment land contracts are not eligible for delivery.

Part of me wants to try to move forward and just not get the state involved because lets be honest, when have they helped?

I have found that it is extremely beneficial to get involved with your city’s community if you want to gain a little extra insight on your own market, and the “5-year plan”.

sounds like you have dealt with all the sharks.. if it takes a really long time to evict someone in that state your best bet maybe to let it go to foreclosure and if it bids up which it could if your buyers are already offering you whats owed. they would not do that if there was not equity above whats owed. your mom would get the overage as long as there is not junior debt.also since her credit is trashed and if you can handle her housing.. she can just stay as long as possible until she gets evicted and then just walk out the door..

I know it is Not ideal to have the realtor involved but I did explain to her that I was a wholesaler up front. 

—Uber founder and former CEO Travis Kalanick has taken the reins of a Los Angeles-based real estate startup, following a $150 million investment through his new fund, 10100.The small firm, called City Storage Systems, is focused on the redevelopment of distressed real estate assets.That primarily includes parking, retail, and industrial properties that “will need to be repurposed for the digital era,” Kalanick wrote on his Twitter account, announcing his fund’s purchase of a controlling stake in the company.Kalanick will become CEO of the 15-person company and expects his 10100 team “to be highly involved” in operations, he said.

Lots of us who are involved in selling investor-type properties meet there.

It is always easier to do this in the year of purchase because there is a little more red tape involved by breaking out assets after the year of purchase.