At the same time, your entire  description of your situation sounds very unusual and full of potential red flags.No reputable crowdfunding platform would require you bring a check to the closing.  

Instead there is a word doc used in editable format where the attorneys (red line) changes back on forth until a final version and clean copy is ready to execute.

I'd strongly recommend taking a look at not only at redoing the HVAC, but also improving the insulation (including new windows/doors).If I were a tenant, it would be a large red flag if my utility bills were so high, and I knew I could go elsewhere and pay significantly less.So, take a look at all of this, run your numbers, and see if this property is still worth pursuing.

we invested in Redding, CA 

I know there are many BPers who don't like to invest in this area, but I am happy with the performance despite the borough red tape.I found 4 row homes (same block, same layout) in the same town (a few blocks north of the 'war zone'), they were purchased super cheap by the current owner and renovated around 3 yrs ago, 3 of the 4 currently have tenants @1200/mo.  

It also means there are no red flags in the paperwork.

Red flag here, why is deed in her name?

.), but I'd see it as a red flag if the seller doesn't allow you this opportunity ONCE YOU ARE UNDER CONTRACT.  

Any other factors major things you look out for, as red flags or green flags would be helpful!  

I still have aguilty pleasure tho, red wine from traders joes haha@Lee Ripma Thank you for your advice !