If you can cash flow with 15 year loans, that may be the smart move.

I knew they wouldn't be the cheapest option but just wanted fast.

If yours is in the middle ground between those two they might accept it if you agree to a last-minute 1% rate/point hike.I stopped working with and offering true hard money some time ago because I don't like working for free, nor do I like having to be the 'voice' of the bait and switch without having any control over that.

As they are getting older they would like to put it in a Trust in which I would be apart of and be the successor trustee.

Never want to be the nicest house on the block Money to made in the worst house on block. 

Could be the best of both worlds.

The calculator is easy to analyze and plug in the numbers if you were renting out both units, but what would be the easiest and simplest way to analyze a deal accounting me living in one side?

The door you see will be gone and the laundry room door will be the only outside door.  

I believe you are a poser, bipolar and narcissistic (always claiming to be the best of the best, even though the contracts for both deals were riddled with errors we had to amend, which ended up being incredibly embarrassing, then telling me to 'fix it Marni').

i say be the better person and have a talk with her letting her know the options you can take if she doesn't comply with your requests.