I've been using propstream and batch but it seems like a lot of the leads there are no good..

In general, if you have an average home and are going sparse on the furnishings and experience, this would be a bad time to do that unless there is no lodging at all in your area.

Because you've wisely identified that it no longer fits you as a home, and because if you wanted a rental property you could probably get a better one. 

We have enough capital now to purchase a property and and we are blessed to have capital left over every month as well, which we typically invest in CDs.Here are our current options: 1-Buy a turnkey place that has nothing to do with mom for cash flow of $200-300/month plus potential appreciation, overall ROI of 15-20% 2- Ask mom if she would move closer to us in San Diego, buy a small place here, have zero cashflow but at least we have another property in a great appreciating market and are no longer spending the $800 on her rent3- Buy a place for her in Orlando, same scenario as above but obviously a lesser mortgage since its FL and not CAWe found a great turnkey company we liked so if we do option one I think we will use them, but it just feels like if we do that we will still be tossing away what we currently pay on her rent. 

Although I do not have a house that would benefit from one of these compact units, we have replaced 3 out of 4 of our homes with the LG 5 cu. ft High efficiency top load no agitator washers & the 7.3 cu ft top load dryer and my cleaners absolutely love them for the large load capacity and the custom drying time ability. 

I have always been interested in self storage (no toilets, low turnover) but never investigated it fully.

And I don’t have many bookings for the winter holidays, but probably would pay overtime for Xmas Day or New Years Day, or would have the cleaners come a day later if I had no booking afterwards.

There are no other fees from Partner Driven, but you may need money to market your business and find your deals. 

He is widower and 60 yrs old with no thoughts of retiring.

Thanks @Bruce Woodruff - that's the reason we're replacing it so no offense taken!