Keep in mind you are starting a business not a charity.

I think it's great that you are trying to help her, but from the business side you may end up paying for a charity rather than an investment.I would get quotes from contractors on the different jobs that need to be done and then pay her that amount.

After that, you can begin to get creative.Using someone else's money is a benefit to you, legally you are in debt, the compensation for that use is interest, so charge and pay  interest fairly (unless it's a charity case).Interest needs to accrue from the first day of using the money (or equity) but when it is paid is wide open.

However, if you're looking for a way to get a tax benefit by donating your house to a charity that will then rent it back to you, or to family members, or provide some other benefit back to you, then you're asking for an audit and it's likely not legal.

The way I look at it, you're either running a business or your running a charity. 

Being a landlord is a business, not a charity, and even charities operate with positive cash flow or they fold.

Are you running a charity or a business?

I'm not a charity and not going to write a check that isn't deserved.   

Of course you still need to keep in mind that you are running a business and not a charity.  

Not useless you pretend to a charity and want to go to jail for falsifying documents.