There are many reasons for this including tax and liability issues.

Thank you @Stephanie Potter for the reply and the link!  

HAVE a move out check list cost sheet in you policy packet that covers the cost to remove the nicotine,, 200 bucks a room to prep and seal.. and take photos of walls,, have washed so you can see what the issue is, if questioned later..8  NO smoking policy is best way to go.. 

My first step to answering my question "how can I make a deal and succeed without having to worry about financial issues?"

That would be the safest.A family trust will resolve some of the ambiguity and relieve the probate issue.  

Here is a start:  https://www.biggerpockets.com/rei/glossary/The search feature here on BP is very useful, that's how I found this link. 

I'm sure the buyer is an investor ... ask him if you can tag along on the deal and help out here and there ... check in on the job site from time to time and take pictures for him, run to home depot, etc.

Don't really know what that means or entails so I need to research that.Has anyone ever dealt with any of these issues?

I would like to link with a real estate attorney for assistance in translation of the contract, and making sure i am covered.Please let me know if you have any referral for one in Georgia especially in Marietta. 

That link looks to bring me to a 404, which page were you trying to link?