Even by his calculation, you may need to account for more as you may be in the red after two turns and they may come faster than you think.You just have to be very, very careful with how you are viewing a cheap investment like this.Keep in mind that everything is more expensive these days. 

Also, please DO NOT worry about the seller's situation to comment on it; she does NOT care to do anything else, including short sale, other than just letting the house go foreclosed.

As she heads off to a year of volunteer service in AmeriCorps before beginning her professional career, she will not have much time to devote to considering or managing investments, so we're carefully considering investment options to recommend. 

For get about your kids, just take care of business today since the future has no guarantees..

If you approach the matter with care and compassion, you could save the tenancy.

Sometime recommending an agent is how you can help them out.If you really go out to serve with integrity God will take care of the rest. 

Mike,what about maintenance ( lawn care, snow removal)?

The deal doesn't care about your age.

I'm inclined to a quit claim with consideration (say,  $10,000) that wouldn't impact their benefits/care negatively as a sale would. 

Who cares?