So now I've got the whole bathroom gutted cause the cpvc ran under the subfloor, which btw is now sitting on the ground making an invitation to move right in and become my next tenants, but the living room now has a nice trampoline bounce effect when you jump on the floor cause all my joist supports either washed out or sank from under the house!

Put that money into KILLING that pink bathroom with that dropped ceiling over the tub, and make it nice. 

I would be very careful commercial in small towns can stay vacant for EVER and a Day.just drive through any small town between Dallas and New mexico.. look down the main street.. nice brick buildings 90% vacant then on the outskirts of town a walmart and the associated fast food joints..the resi might work.. and maybe you change the commerical to cheap storage but put NO value in its cash flow would be my advice unless there is some compelling reason you think those would be leased.. if there was demand they would not be vacant would be my thought

It would be nice to meet someone with the same interest, this seems like a great community here on biggerpockets.

The biggest question is whether or not you and your mother are willing to move 20-30 minutes down the road.Saint Pauls NC has a nice 1200 sq.ft. house listed in the mid-$20s that you should be able to get up to speed without too much money as long as you know someone who will do plumbing work for you cheap.If you have approximately $20K, you ought to be able to find something in your price range in rural NC, but it might not be in your immediate vicinity.Good luck,

It can be hard to walk away from nice-looking numbers, but always remember--what's printed on paper is never an in-stone number.

I keep seeing some really nice older duplexes? 

Mailchimp is nice, and I used to be a user.

The couple is nice, and make more then enough to afford the place.

:) Thank you so much and have a nice week!