Oh, I have bought many properties in this situation.Here are my pointers/lessons learned:1) Make sure you understand the deposits and they are included in closing2) Make sure you understand your state laws on giving the tenant notices to move out3) Try your best to communicate with the tenant some will freak out when a new landlord is added.4) Get a copy ownership to the new tenant and make sure to get keys5) Inform new tenant by your state laws you need to do repairs and get pictures before damage is done that they claim was pre-existing....bs.6) Be nice but be strict when it comes to paying on time, they will test you.7) Hope for the best, and prepare for the worse. 

I gave him books like the tax and legal play book by Mark J Kholer, I can advise him on what to do once hes made money but I cant seem to find a step by step starters guide on the very basics of claiming and paying his taxes.Any Book recommendations?

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris and/or Morris Invest for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.

She said no court of law would uphold the neighbors claim.

I know you would want a professional pool company to maintain it in case someone claimed your chemicals, or lack there of, made them sick.

I was going to actually answer this and help ... then I got to the part where you were trying to use a break in as an excuse and claiming the management company is somehow supposed to be your personal security company.

Could I claim it as my own but won’t actually own it until I am 18?

If you are reasonably certain that the son has inherited the property, and you are content to rent the property for cash flow, then go ahead and offer the son $10k for signing his interest over to you via a "Quit Claim Deed'. 

They claim to lease the property for a period of time, take care of all repairs under $500, and utilize a lease option to purchase the property within 5 years. 

(That would appear to cause a double claim of the expenses)Finally, regarding the $30,000 in improvements.