Here a better (I think) idea and what I would do if I were in your shoes.

Close fast, stay in comfortable LTV positions is the name of the game.

So you might want to find a way to make them comfortable with that.

It may seem harsh to terminate her tenancy, but they are in an emotional time and "comfort of home" may feel better now.

Most of the issues that an owner needs answers for don't need to be done within 24hrs, but it makes them feel more comfortable when you pick up on the first ring or respond to email/texts in a few minutes.Trust.

I’ve been in similar shoes, starting out small and gradually building up to handling larger projects.

How does this affect the timing on when the transaction becomes final and title insurance companies are comfortable insuring it?

That's a reliable strategy if you want to continue to work and retire comfortably with a nice sized nestegg.

Although I would like to try to do it myself, crafting effective operating agreements is outside my comfort zone.

I had some investors whose entity was too complicated for the bank to feel comfortable lending to them!