Minimal risk and upfront cost (liability withstanding).

When you know the buying process, the neighborhood, and how to find the property on your own, and are ready to buy another property: How can you avoid the 2-3% buyer commission portion going to an agent on an MLS list...

These things though are minimal.

As for myself, I have been an agent for 8 years and have been dealing with tenants and tenant screening ever since I started so for me it's something I'm good at, have systems in place to minimize the time it takes from my day, and is something I couldn't imagine paying someone else to do for me at this stage of my investing "career".

To answer #1, a track record with historical results you can show, a pitch deck that has a business plan with it, the sponsor putting in substantial equity...

Instead of sales pitches, give them useful information that matches their interests.

Especially considering it looks like he bought it for 225k in 2021, with minimal to any improvements.

Partner Driven was attracted to the Preston St property due to its potential for significant value increase with minimal investment.

If you are looking to acquire the other half, there are ways of doing the transfer that minimize capital gains tax for you mom. 

The costs of a QI are also often relatively minimal in comparison to the interest and penalties you would pay if it is blown up.You are also parking significant sums of money with the QI - that alone is worth using a reputable QI to ensure your funds don't disappear.