@Steve Vaughan its a very common misconception that ONLY an actual sale triggers the due on sale clause.  

They're the ones that are going to be left high and dry here, further staining the name of LOs.

Just a consideration, but a lease in excess of three years could trigger a due-on-sale clause.  

You could trigger the due on sale clause in her mortgage.Another consideration is your insurance rate - it will likely go up if held by an entity rather than an individual. 

The caulk will dry, shrink and leak over time.I have used window replacement companies with long track records and supplier warranties not the big box stores because the do it every day. 

I'd have a backup plan or two in your pocket before pulling the trigger.

If I decide to pull the trigger on this I am leaning towards self management of the units,  but figured it would be imperative to analyze it with the costs of a Property Manager included in case it turns out to be much more than I can handle from a management perspective.

Bank has essentially countered my offer (of $68K with no closing costs and $100 Earnest) with an offer of $68K and $750 EM, so curious on thoughts before I pull the trigger (response due tomorrow afternoon).

That way you're not forcing it, but you're ready to pull the trigger whenever the perfect deal comes along.  

First time flipper trying to get my things in order before pulling the trigger on everything.