You could consider acquiring a second mortgage against the dental office to potentially achieve a blended rate of sub 6.00%, depending on the amount owed on the building and the amount you're looking to take out.

A lot of potential, but zoning would be a big issue, depending on where you are placing them.

We have enough capital now to purchase a property and and we are blessed to have capital left over every month as well, which we typically invest in CDs.Here are our current options: 1-Buy a turnkey place that has nothing to do with mom for cash flow of $200-300/month plus potential appreciation, overall ROI of 15-20% 2- Ask mom if she would move closer to us in San Diego, buy a small place here, have zero cashflow but at least we have another property in a great appreciating market and are no longer spending the $800 on her rent3- Buy a place for her in Orlando, same scenario as above but obviously a lesser mortgage since its FL and not CAWe found a great turnkey company we liked so if we do option one I think we will use them, but it just feels like if we do that we will still be tossing away what we currently pay on her rent. 

This is obviously a gross injustice, but what can a landlord do to protect themselves from a big potential problem if for some reason a tenant uses a ridiculous amount of water and then does not pay the water bill?

That reason may give you a clue on what your potential success will be.  

But if you can adjust your debt situation that relieves most of the risk of owning real estate. 

They generate a detailed report on any property that covers extensive real estate data, demographics, crime, schools, projections of appreciation in future years, desirability of neighborhood, etc. https://www.neighborhoodscout.com/about-the-data/For things like flood, wind and fire risk, I like using https://riskfactor.com/

Partner Driven was interested in the 45th St deal in Birmingham, AL, due to its low purchase price of $40,000 and the potential for a quick, profitable turnaround.

The beauty of real estate is that there are so many ways you can potentially make money with a situation like this.

@Sydney McCloudYou can speak with a lawyer for a few minutes and they will tell you the risks / pros cons  Here is who I recommend to our investor clients around Reno Tahoe.