My property manager is declining to provide a receipt of the repair that he/she conducted.

Renting to your mother would make it an investment property and eligible for a 1031 exchange.There is no statutory requirement for income production to make a property eligible for a 1031 exchange.  

@Edward Heavrin: Both options, but at a high enough equity you kind find long term mortgage products that will allow cross collateralization, so you can use those high equity or free and clear assets in lieu of down payment. 

(We personally do portfolio and single property loans and will be adding a HELOC product soon!)

Better quality product, better installation, and making relationships is invaluable if you plan to scale.

On the rare occasion that we get an urgent call from someone we haven’t gotten to know yet, we politely decline the loan.If you are dealing with borrowers who have been doing this since the crash, then almost certainly, they will have a bankruptcy around 2010 or so.

(the way the conventional mortgage was a root canal)I am probably going to pay cash for the property upfront and then finance it after the close, so I have some time to explore financing products. 

He asked for their number to text them which I declined since it isn't mine to give.

The Vanderbilts who were as wealthy as the Rockefellers at the time did not use this strategy and eventually their net worth evaporated due to many things.Unless you have a license to sell life insurance and know how to structure the policy for the client's goals, you shouldn't be knocking products that can and do benefit MANY people -  especially those who have maxed out other tax deferred accounts.By the way fees are paid over the life of the policy, not all up front.

Those incentives can be great opportunities  builder pain is  very regional and product type dictates..