This sounds like an excellent candidate for a "wrap" or all inclusive deed of trust where you would pay the seller and lender (through a title company or loan servicing company) the new, agreed upon payment based on what terms you negotiate. 

Also check with the assessor's office if those extra basement areas are permitted.

@Alex GarridoInvesting in Panama City would work out for short term rentals because you could pay for the holding costs and maybe profit nicely while hopefully the value of your property increases over the long term.Unfortunately, it’s illegal to rent for less than 45 days and personally I’d never suggest anybody gets into an illegal business overseas.I’ve come across a couple rare buildings in Costa del Este who have a permit but, as you could expect, it’s reflected in the price.

The tenant didn’t pay last two months of rent and we have put him on collections.

After paying the city for a rental license and CO inspection and now a lead inspection, I’m wondering if I should pass these costs onto my tenants or is this just consider these cost that I pay for my business.

I asked my mom to see what they want  for the house, I have a hunch that it's payed off and they just want to offload it, they mentioned doing a quick close .. the ARV is about $220k and she's kept up with maintaining the property.I'D buy it with hard money, fix a few things while she pays me rent (the hard money interest rate)  and do a cash out refinance in 6 months.Do you think that's a good strategy?  

I am investing in real estate without the need to put in 20%+ deposit, He pays the monthly mortgage which im not liable for, I benefit from appreciation..

Now a historical area on the other hand, with restrictions... this makes me look at what I will have to do and the extra steps I would have to take to do it. 

VERY likely due materials used in the ADU & the much smaller footprint.The true value is going be that you could install the mini yourself and only pay to have the system charged.

You could get roommates to rent the extra rooms?