Problem solved, your bargaining chip gone.

In that idea, you may be able to petition the court to rule on what is equitable (read as fair) in terms of the right of redemption held by the sons.  

If you get an FHA loan like the others say, and you buy a fairly cheap property then you should still have a very nice cushion in your savings. a $50k property with 3.5% down would be $17,500 down leaving you with $12,500 in savings.Now, if multifamily properties in your area aren't selling cheaply enough for you to get a deal like this then maybe I would say look at a different route.

We bought this place 3 years ago, for 130k could have sold it for 170 6 months ago. with renovations im fairly confident we could sell close to 200k based on recent comps. i think if we put 15-20 into it we can get it where it needs to be in order to do so.

I don't know how gift cards fair with tax write offs, but a $5 house plant and a nice card for Christmas is always a winner.  

Those are all fairly common ideas I think. 

You can do a basic "oil and grease" contract fairly Inexpensively or "all inclusive" contracts for a little more.

I grew up in San Antonio, and we close a fair amount of loans on apartment complexes down there.

Crosschecking with Zillow I found this to be fairly accurate (I was seeing rents between $1,400 and $1,800.)Assuming I were to invest in this property, I would rent it out for $1,690.

.#3 is fairly passive if you have a good turnkey company, good location and a good PM.Of course #4 is all you although you could partner up with someone else.So it comes down to your goals, the level of passive vs active investor that you want to be, your resources(Time , Money, Experience).Your choices will depend on your goals.