Most hard money lenders are in it because there are generally higher return rates involved and they are trying to leverage their money as much as possible.

From what I know she is very hands on and involved and is probably managing her contractors very well.

There was a recent post here about a guy complaining about how much his property manager charges to send a letter, $45, 20-some posters chimed in that it was crazy and a rip-off, and then finally one of the most experienced property managers here explained that the price charged really involved personally sending certified mail from the post office, actually scheduling a trip involving the inevitable waiting period for getting it done, tracking the return receipt, logging all the information for use later in court if necessary.

I echo everyone here on getting better at screening but we all improve with time and experience, especially when it involves spending money to repair things after tenants leave. 

Meaning I will be the realtor involved in my transaction.

I came to find that FHA 203(k) loans require you to jump through many hoops and is a very involved process on both parties.

I would not, especially when a trust is involved. 

The mother died without a will and the daughter had so many other issues at the time that she just couldn't deal with it, she is relatively young and drugs were involved w her mother's death, so there are a lot of issues here. 

Last time I was involved in rehab was 2007 in Florida. 

That would give you both short term and long term investments when considering the last given option.For short term only, I would suggest Fix and Flip with some Quick Flips which do not involve any repairs or rehab.