Regarding what tools I use, I am just looking at rental comps to get my insight for specific neighborhoods.

Also the course decribing the lot doesn't close by 35'...three parcels adjacent to ours that we share a boundary with have completed record surveys over the last 40 years and have identified and attempted to reconcile the issues using good survey theories (the art behind the math, who gets what and by how much and why).

But overall, I don’t feel unsafe in my home and our long time resident neighbors still haven’t had any issues.

Are you thinking of putting sparkly hearts on the document to demonstrate your creativity, is your pain point the down payment and you're trying to navigate that with seller financing, is the issue that the in-place tenants aren't paying rent? 

IMO I want a 5+ balloon, but if the deal is right will do it with a shorter.Find out what she is looking to do though if she needs a downpayment for a house in Tampa that will be an issue that has to be addressed some how. 

Pretty hard for us to give you an ARV from 1000 miles away - your specific local area will be what drives the ARV. 

In one instance, the seller had very specific terms.

150-200/month can easily be no income for two years if you need a new furnace or there is a plumbing issue.

And we had an investor who sent a piece of mail asking to buy land from us, which we said “yes, we were about to work with a realtor in about 2 weeks, but if you could get things done faster for us, we’d love to work with you if you could take care of all the issues that come with the house”.

Happy to answer any specific questions you have.