Cool guy, needs to sell his house because he got injured at work and is trying to collect disability.

Make a lower offer subject to a reserve public auction, offer the seller a 10% hybrid (10% of anything you get over what you offered), make full disclosures, get right of possession (so you can clean the house up and show it to prospective buyers), build in an extension in the event you need more time and use banking days for settlement.

If they are managing your online listings (whether AirBNB or VRBO or whatever) and having any involvement in collecting funds or acting as the property manager, they have crossed that line.  

This is something that has been talked about extensively in RE world and is very apparent here in my locale.

And collect business cards of all the players in your area?

@Linda Weygant Sales tax is collected on the end user.  

I'm pretty certain that the epoxy manufacturer has something to say about that and in what applications their product is suitable.The moisture is possibly vapor (since you didn't mention any flooding), so being trapped by the epoxy floor, it formed bubbles and collected as water.  

We were able to talk with the seller and the PM and analyze the deal pretty extensively and just submitted our offer yesterday.

Here are some things to consider.Coin operated Laundry - You make money, but you have to collect coins and machines are subject to vandalism/theft. 

Whatever you do, make sure you use a good attorney in Oklahoma who specializes in real estate and understands investor transactions.Or, and I'm tried of typing now so I won't go into great detail, you could possibly do a Joint Venture with your mom where she (with you as a partner) sells the house to someone else on owner financing, gets a down payment, and then finances the rest at around 9% for 15 years, but you agree that you will find the buyer and manage the payment collections, dealing with the buyer, possible foreclosure, etc., in return for X% of the cashflow.