Quit stressing about every little detail, learn to relax and move forward.  

Bump your "total cash needed" by $10K, $20K, etc. to stress-test what happens if you go over your estimate.

Does it still cash flow when reasonably stress tested?

We had a deal, and she was feeling much better now that the stress of this house (and her criminal grandsons) was off her shoulders.

To be honest that is stressful enough as it is but throwing in the "his" and "her" money element is a completely new level of stress.  

I knew she was suffering sever stress and mental anguish that she tried to hide. 

I was thinking of co-signing but with an FHA co-sign i heard that they have to be blood related and the only people i can think of to co-sign are my parents and they already have stress on them and i didn't want to burden them with something like this.

These are folks that generally are up to their ears in debt with so much stress, their head is about to pop like a pimple. 

That said, keep up your hard work stress free. :) The furture is bright

The returns we get, are crazy and we take a lot of pride in making the area better and bringing good people into the area... however.. it's SIGNIFICANTLY more stressful than middle class.