My business partner and I found this deal through a wholesaler who flagged it as a solid investment opportunity in Arlington.

I was told by a previous landlord of mine that her places generate 4-5 solid prospective tenants per week.

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. 

., I think you are on solid ground because they won't provide their ID.

This deal taught me the importance of overestimating rehab costs and always having a solid team of professionals on How did you find this deal and how did you negotiate it?

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. 

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.

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

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.