I am also willing to work for a more experienced investor or property management company in any capacity, be that market research, deal sourcing, property management assistance, rental optimization, or anything else needed.

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. 

As you suggest lowering down payment to buy more properties is one way, although the downside is greater risk in event of down cycle and more time to manage required.  

Are you looking to have a team manage these properties? 

Quote from @Krishnan Iyer: Hey Tom, I use Stessa to manage all my income and expenses (bookkeeping) for all my properties.

Hey all,I’ve been diving into options for software to help streamline real estate rehab and construction project management.

Currently, I have an LLC that operates as a management company, which collects all the income from my two short-term rental properties.

Do you manage the finances of your lawn care business yourself, or do you have someone that helps you, particularly when you're trying to forecast your numbers?

That's just my take on managing expectations.

Managing remotely works until it doesn't.