I plan to fix one unit downstairs, move her there and fix her unit. looking at her age and the fact that she is upstairs now, I think she will be happy to no longer have to take the stairs. 

Probably not the answer you are looking for but, at your age, college is more important and your entire future is defined by how stellarly you perform in your first job.

"Never confuse genius with a bull market"Don seriously you need to write a book "my anti thesis of what Biggerpocket tell you" ;-)I wish everyone write like you.

OR they are a very small, very novice "Ma,Pa" operation aged out, dilapidated, not really much there to be honest and after years of decline now retiring out.   

Are there age restrictions.In a senior community there is usaually an age minimum of 55+.

My friend tried to comply but the age of the property makes it impossible to get the property up to code other than demolishing and rebuilding the whole property.

Proper planning for these uncertainties is essential.During your due diligence period, it's important to thoroughly assess the condition and age of all major systems and components in the property.

These cities are usually anti-landlord but they made this one exception.

Be conservative in your rent projections and overestimate the repairs.I am not sure what the age of this property is, but I have found with older properties (mixed-use and apartment complexes), there are several variables that are typically not an issue with newer properties.

I use $/unit per year for each, and the actual amount will vary depending on age and condition of the property, the location, and the size of the property and the units.