@Tyler Faison @Mary Mitchell  @Bruce Lynn  @Kyle J.Thank you all for your suggestions, this is elderly  couple I feel I can trust, I liked the idea of not touching the security deposit so I took your advice on that, however I just agreed to half a month rent and balance paid in next three months

An elderly family friend, not of good health, had custody of his grandson because the parents, (family friend's daughter and husband) were drug addicts, and he did not want his daughter to lay her hands on the paid off family home, but for his grandson to inherit when he is of age.

We expanded our flipping operations this year and have done deals as far north as Box Elder County and as far south as Sandy.

(And this is an elderly well to do off couple who is also in real estate). 

I'm wondering if there's anything I can even do with this.House is located in Cleveland, OH 44135.Owner is an elderly gentleman concerned about leaving debt behind upon his death.

The owner is an elderly fellow and doesn't seem to have a full picture on annual expenses, though I have some idea after spending an hour with him this past weekend.

I myself have turned down notes where the borrowers are elderly and infirm and, although I couldn't afford to buy the note and forgive it, it would have been great if someone had.

I have not seen my elderly neighbor in over four months and I am afraid they may have passed away.

However, someone was telling me about the "Family Opportunity Mortgage Program" and understood it could be used to in conjunction with a HUD house purchase.https://mymortgageinsider.com/buy-home-for-elderly...However, even without a straight HUD purchase, if I am reading this correctly, I could still purchase a house for much less than 20% down.

Pros: possibly a good deal, since we're friends with the elderly landlord; could do less down with FHA, but payments would be double what we currently pay in rent (including the rent of other units) and would not cash flow; would have enough leftover to build the 1-bedroom ADU; Cons: no cash-flow; 2) Buy outside LA County, but still in California.