She is in 40's and has a grand kid.  

Finding clients will not be a problem, but I am worried about finding listings for apartments, especially being that most land lords dont like to rent to college age kids.

Just kidding, promote a sense of positive neighborhood vibes and trim the trees!

I'm suppose to open my own in home daycare, (unlicensed, 5 kids) but can't until the toilet is fixed!

It is more of a turn-key investment, less limitations (you just can't loan to any disqualified party such as kids, parents, or any linial decedents)You can certainly self direct your HSA as well, but many employer contributing plans administrators do not allow roll-overs so that is something you would have to find out (similar to 401k' plans)There are also self administered 401k plans which are even more beneficial than a SDI as well as your ability to create and operate your own pension plan with employer (your own company) contributing and the amounts of funds which can be contributed each year far exceed the SDI which is limited to $5k annually for single people, 10k annually for married couples filing jointly and $12k annually for married couples with the "catch up" provision.Another option is to create your own SDI from a SEP IRA.

In the meantime I'll keep doing my homework!

Is there some type of barrier between the edge of the house's lot and the tracks to prevent kids from going there to play?

http://www.deseretnews.com/article/700017476/Boomerang-kids-flocking-back-home.html?

do ALL the kids fit in remaining space???

Make sure you do your homework, have a clear and thorough lease agreement, and enforce your rules.