If I see a property listed at some laughable figure, they are either shooting for the moon and figure they'll find one knucklehead somewhere to buy it, or they have no true comprehension of the market (and have a fool for an agent, for only a fool would list property too high to come to terms).

@Kelly FarleyBoth products allow you to create comprehensive lists with property owner names and contact information for numerous asset classes across the country. 

That said, the limited liability protections of an LLC should be used in conjunction with other tools and techniques to provide yourself with a comprehensive asset protection plan.

@rene martinez  @brandon sturgillTwo books that comprehensively cover the 55 to 80 year age groups are Marketing to Leading-Edge Baby Boomers by Brent Green and the No BS Guide to Marketing Boomers & Seniors by Dan Kennedy.  

Part of the details I will HAVE to get an attorney for since in the long term estate planning portion of all this, I  am accommodating  special needs trust issues and a family trust.

@Travis Paez Not familiar with Baltimore area, but when I was first beginning I called nearly all the "Community" banks and credit unions in my target area to discuss what they could and could not do (loan minimums, number of financed properties, rates, down payment, etc.) knowing that "big banks" don't typically like to work with small time/beginner investors.Many did not offer what I was looking for or able to accommodate me, but was referred to a lender (from a competing credit union nonetheless) that I had not seen or heard of and voila, they were exactly the type of lender I was looking for and now I have a great relationship with them. 

While I am not suggesting you try any sort of "shakedown", I do think it's reasonable for you to ask for some compensation for accommodating her and getting her butt out of the fire.

So many good resources and accommodating folks on BP.

Here is a sample of an actual business plan for buying, renovating & reselling/refinancing an apartment complex with the address of the complex excluded to protect the innocent.I have found the better you can articulate your plan of action and how you will execute on that plan the easier it is to get $$$$.We have been buying and creating business plans for years and because of that we have built a little at a time into a pretty comprehensive plan.You probably don't need something as comprehensive as this but you may be able to take the table of contents and use the main headings as a starting point for your own plan.Here is the link with the hyperlink https://gii.box.com/s/hb6to0yv2ljg6k2vvar9 to the document.

For some reason, in our area, HD carries a better selection of LED light fixtures and provide an additional selection in vanities to those carried in other locations.We have never purchased lumber, electrical, plumbing or most building materials from HD as we get better pricing and accommodation from two regional building supply distributors.