The owner is retired and lives off her social security check which isn't much.

This will lower the mortgage amount, potentially making it more possible for you to secure a loan.

(ie.. the doors open, the windows work, the furnace works, and smoke alarms are functional with 10yr batteries).  

If you are soliciting investors, you will need a securities lawyer to prepare the proper documents to ensure you are exempt under Rule 506 of Section D of the Securities Act.

However, she is now having buyer's remorse and wants out of the deal (she realizes it is not right for her kids now).So, is there a way I can come in and secure the property as an investor with the same terms she has as an owner occupied purchaser.  

Cheers to you for beginning your quest to securing financial freedom through real estate

I would be happy to share with you what I have learned over the years in terms of securing money for your deals.Welcome again!

How do I go upon securing a possible agreement before they list?

The area is zoned for a max 4/5 stories with 15 units total, 12 of which are market rate.Construction financing is secured as I have a relationship with a hard money lender who is interested in financing the project, but would need to assume the property next door to move forward with a construction loan.

In that case the second category applies (below).Again, these rules only apply to what the CFPB refers to as a residential mortgage loan where the note is secured by a dwelling or residential real property that includes a dwelling.Most people only carry back a note once in their lifetime, when they sell the big house, retire and move somewhere else.