Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

The only other options I can see are A) your mom partnering with you rather then selling the property to you - you become 50% owner and bring the funds and management to the rental while she provides the existing equity as her contribution; or B) your mom lending you the rehab cash out of her personal funds while also seller financing the house to you. 

Regarding a HELOC, most banks will only provide a HELOC up to 75-80% of the property value, so you may not be able to access a HELOC for a while.

I have little confidence in turnkey providers, deals are already hard to come by, if they take another 20% cut before.. much better to buy a property from an owner that is in good condition.

Wholesaling can be a great way to learn a market and build capital, but holding rentals can provide steady cash flow and equity growth over time—especially in markets like Detroit, where entry prices are lower and rents are solid relative to costs.If you’d like to learn more about navigating Detroit, feel free to reach out—I’m happy to share some resources or insights from my experience.Best of luck in whichever direction you choose!

I am also willing to provide information on the Memphis and Chattanooga markets.  

You provide an excel sheet with basic information about the companies and they return all the contact info you could want for about $0.15 per lead.I have not been able to find an equivalent for Canada.

Each housing authority (HA) provides a voucher amount determined by bedroom and some further define it by zip code or city within their covered area.

Sometimes making a smaller profit and providing value is far better than holding out for a bigger payday on a bad deal, I like that.

Have you followed the instructions we provided previously?