The lease agreement states that they will deposit the rent into my account at the bank.  

was the agreement to sell signed by her before she passed?

I just signed the purchase agreement on a rougher looking rental. 

There is minimal upfront charges with a cash or owner financed deal.You don't spell out any terms of your agreement and that's your business but if it includes a balloon payment, be certain that you will be able to obtain a commercial loan for the property when the time comes. 5 units will require a commercial loan and that typically means 20-25% down.

@Jeff C.It is a way to build buyers list for a lease with option or lease purchaseIf you're interested in building a buyers list of tenant buyersthe best way is to enter into a lease and option with the seller, advertise a house on 70 websites, if you PM me I'll give you the list of 70 websites Using an earnest money agreement  50% of the option fee  Buyer has seven days to get the balance of the fee +1st and last months rent  Once they've inspected the property, there is a closing at the title company I use an option release system instead of an assignmentIt's important to follow the following safeguards It's important to follow the following safeguards  First have the payment paid from the buyer to the mortgage company and insurance and tax  impound accounts, I use notecollection.comPay for a property inspector it's worth the money Pay for a property inspector it's worth the money  Have a delayed sale and purchase agreement in escrow

They can be very handy for drawing up agreements and tracking your leads.

So here is how it went: The listing had expired, so I contacted the bank directly as a Realtor and the "standard" commission at the time was 7%We put in offer on the house for $22,000We were going to go for a 95% PMI Conventional Mortgage, which of course meant we needed 5% Dn Payment.I used the commission agreement as my down payment, and got a check back at the closing for 2%.We moved into the property as we rehabbed it, which took about 3 years (we were actually not in a hurry to sell it).

Write it into your Backend agreement.

I'm curious how you have managed contractors in the past, and whether you are using written agreements.

Basically, if the tenant fills it out, they cannot later say that they had some verbal agreement with the previous owner that they want you to honor.