Straight cash homie(Randy Moss Voice) How did you add value to the deal?

My goal with this property has always been #1 primary residence and #2 offset expenses with STR, it was not purchased as a straight investment.  

If she wants upfront cash negotiate that amount so you wouldn't be doing a straight cash purchase for $100K. youll still cash flow $500 a month once you have it rented, and you won't need to deal with a bank. like @Joe Villeneuve you need to figure out what she wants. maybe she doesn't want $100K upfront. 

I drove through the area on different days during different times and it’s pretty straight.

A straight up eviction may have given me access sooner but there was a risk he would damage the house.

In my county, I think the best way would be to get the records straight from the county so that you can see who actually hasn’t paid in several years and is in real danger of losing their home.

These changes will often end up costing you more than if you went straight to an architect to begin with.

From the points you have made I guess I will just move forward with a straight sale of the property to my son.

The architect is the one that does that research on a  daily basis, and odds are, they could give you an easy straight forward answer very quickly.

We've been thinking about getting a SFH and do the BRRRR method and scale out or jump straight into a MF.