Our HOA is extremely small.

In general, the entire house could use a makeover.I've met the landlord several times, and he is extremely nice. 

I suspect that most people doing "no" or extremely low money down on seller carry deals are working with sellers who either 1. own the property free and clear, therefore do not have a "due on sale" clause, or 2. are doing seller carry and not notifying their lender banking on the chance that the lender won't catch the sale and enact the "due on sale" clause.Outside of owner carry situation the way you can do "no" or "low" money down in a deal is by buying it in a "lacking" state, adding value, and then capturing the value you added to the property by refinancing. 

The court order is extremely vague and does not give her power to be the sole signatory.

This is extremely intriguing to me and so Im considering the OK city surrounding suburbs like Edmond and Yukon as my 2020 investment strategy.

They said they could even help with my deductible.My insurance company denied the claim later.But their quote is extremely high.

Your agent is either extremely ignorant, or he is a POS who is abusing his fiduciary duty to convince you to buy a house.

Investors that allocate into places with good market indicators will fare much better in the looming recession and will avoid making an extremely costly mistake.

I am a Work at Home mom who is primary caregiver to my 2 kiddos; with only 1 kid in school full time my "free time" is extremely limited.    

This will reduce the chance for conflict and it will be extremely clear of the ownership and responsibilities.