Her financial issues will extend beyond the rent payments - and if you try to carry her, you're just delaying the inevitable. 

Minimal repairs needed around 10k worth of work.

identify the returns or yields you want figure out if you want returns as soon as you purchase the note or delayed into the future figure out your risk tolerance find free or cheap educational content about notes get trained up by a class or a mentor purchase

Also, I convinced owner to delay payments until July because of Covid.

The chemical smell should be minimal once the Cover has been off for a few minutes.

Provide lots of value in a free or minimal cost seminar...enough to show you they're going to give you HUGE value in the next seminar.

Short delay for rents initially but now they are in like clockwork.

I just see issues with them working with the contractors and may not be as understanding in the end as they started off with delays.  

Not many people are willing to delay gratitude but the ones who do, are the ones you hear on the podcast. 

This is probably OK though because of the nothing down, minimal closing costs, no hassle of upkeep, no hassle of vacancy (at least until death), etc.