After getting disclosure, I found that it is REO where an old lady, previous owner refuses to leave the house.

If you find a deal that appears to offer 20% cash on cash(with or without financing, or whatever,) then you're missing something- like the roof will need replacing very soon, the likely tenant base is untenable, the house is hot with lead paint/asbestos, your sewer line was plumbed through your neighbor's basement because 50 years ago the neighbor's were super chummy and wanted to save some dough, but now the fancy lady who just bought the adjacent house has uncovered this fact and guess what!

My mom was a single mom who worked her fingers to the bone, but there were times we had to eat at my grandma’s because we had no money for food.

Welcome to adulthood little lady.

This lady really needs this house sold as its preventing her from qualifying for Medicare and I have 30 days to close as of the 26th.

OKieDOkie thenThe one hour ago lead.. was looking for tickets to Thailand to take that super babe Dixie with me and make a bet to see which lady is a lady and which is a ladyboy.All free, effortless, great leads..Dude, get a website, and if you have one, SEO it to hell!

Since there are no 2 to 4 unit properties currently available in my area, the old lady and I are gonna attack a live in flip.

It leaves me with 12-17K for rehab and fingers crossed that I don't run into too many issues. 

Any direction would be appreciated, or even help with declining the offer as gracefully as possible without hurting the feelings of a sweet old lady.

She has made comment that she is prepared to "take steps" toward the poor lady she lives next to that is on oxygen and in bad health.