I am not saying this to be a jerk but to encourage you to think about new ways to find leads; bandit signs (almost always illegal but very effective), door hangers, knocking on doors, buying a direct mail list.I hope that you are able to make this work.

Don't overlook a sign on the building. 

Instead she had her daughters husband fill out the report and says he will co-sign with her on the lease.

My wife tried co-signing, but now the bank wants me as a co-signer too.

There's a 6 part test used to determine if something is section 1245 or section 1250, so again it's a bit complicated.

@Nick McBrideFirst you have to determine what is your responsibilities of paying and what is the tenants responsibilities of paying.As a general rule - the landlord's expenses/allowance will include repairs/capital expenditures/vacancy/property taxes/mortgage interest/mortgage principal/etcDepending on the county - Water and Sewer can be included in property taxes and be the responsibility of the landlord.Items such as electricity/water/gas is up for negotiation to be paid by either the landlord or tenant depending on what is said in the lease.

From where I sit I see signs for caution but not signs of running into a bunker. 

That is what the due diligence of the contract is for - to determine if we can confidentially move the project forward. 

If there are any obvious issues like posts that are unsupported, joists that look not connected or cut, cracks or crumbling in concrete or block walls, anything that looks wet or signs of pests.I also keep an eye out for what feels like unpermitted additions or covered patios.

We have not yet signed a lease.