The credit unions tend to have lower fees and offer solid business products.

Changing careers can certainly be a challenge, but it sounds like you're equipped with a solid foundation thanks to your sister's support.

You are a high w2 earner, The house is worth 110k today, you are buying from your grandma for 60k in exchange for free rent for life, upside ARV of 200k.The costs of owning the house will help provide tax relief on your high w2 earnings, you are buying a great chunk of equity that will pay off in the future, and you and your grandma are doing each other solids. 

But if you're willing to take a tiny leap of faith, I think the returns are solid, the diligence and the integrity are there, and the states/markets/submarkets and the asset class are thumbs-up.

Returns are great if you get a good area and build a solid team but thats going to take some leg work in picking the right people that see's your vision. 

Quote from @Cynthia Lee: Accepting even $1 could be seen as evidence of a payment plan, and the entire eviction process could be derailed.Once you start the eviction process, to not accept any payment unless it is a full payment in certified funds (cash, money order, cashiers check).

Network with other local investors and always have a solid emergency fund.2.

Scope of WorkA solid contract relies on a comprehensive scope of work.

Seems like a pretty solid tenant! 

If you do decide to help them out and rent continues to be late simply have a talk wiht them and remind them that rent helps pay your bills and since you did them a solid ask for the same in return.