There're different interpretations of "tangible property regulations" which is the law that controls repairs vs. capital improvements determination.

In San Francisco, renting illegal units is a double whammy as you technically cannot receive any compensation for an illegal space while at the same time you are unable to evict anyone due to the eviction control in San Francisco.

Let her feel some percieved form of control and figure out your next move from there.Don't start with a cash for keys offer.

Partnerships or joint ventures are also effective for splitting equity and risk, while lease options can allow investors to control a property before finalizing the purchase.

My other side would say "If you want to control your life, pay the cost, take the risk, buy your own house and have two bathrooms" but that isn't nice, so I try to stick to my pleasant negotiator side. ;-)

@Patrick Drury Currently with just primary and 1 investment property out of state, I am finding it hard to keep track of these URLs, I didn't opt for Escrow for taxes since I want that to be in my control, so I invest them in other forms.  

The beauty is, YOU are in control. 

Invest your money elsewhere and go at it when you have enough money to control a neighborhood and the comps. 

Typically one of the owner's children are the trustee of the revocable trust, he/she can take control of the properties, appoint another sibling or sell or do maintain them.Can someone guide me or point me to a legal expert for this specialization in Virginia please?

If you can invest within a 2 hour drive, you have more control with checking up on the property.