@Jim Spatzenfeld that is definitely a valid point and one I think about often.

@George Skidis you are making very valid points and I'm no lawyer but I assumed if he passed away it would be handled no different than any other tennant that passes away and family members woulf be allowed to come in and clean up.

$20k seems excessive, unless that includes the new machines and utility upgrades.Good quality commercial machines (similar to a laundromat) should run somewhere in the $1.3-2k each depending on size and features - they usually have a 5 year warranty and are easily owner-serviced.  

Yeah, they don't seem very forthcoming, which is an immediate red flag and good to know all my other concerns are valid and not the norm.  

What follows is a method to protect against pitfalls and to limit the amount of money necessary to conduct a valid and useful study.Rule # One – Hire an Expert as a ConsultantThe person you want in this role is someone with academic credentials behind their name.

Or can it be converted somehow to a warranty deed? 

Even if its family, I'd still personally use a title company or attorney, do a proper title search and get a general warranty deed and title insurance that offers some protection. 

Do you have a question or just want validation?

A 50 year warranty and 5 year light commercial.

Sure, but you need title to tell you what they need for it to be a valid sale and recording.