This tool (no affiliation with BiggerPockets) can help your son find properties with assumable loans. 

In many places there are some utilities provided by the municipality.

Hi Amanda,If they are trouble tenant then you should probably provide them whatever the notice period is in the current lease and just have them move out. 

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Consult a CPA to ensure compliance with tax regulations and explore strategies that align with your goals, such as providing for your mom while managing tax implications effectively.This post does not create a CPA-Client relationship.

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I understand your situation—investing in LA at today’s prices makes it tough to find solid returns.

Also seems like a lot of MF sells occupied with tenants in place so you just have to comfortable with that and contracting up from and seeing inside after contracting.    1st step is to find a great lender and get pre-approved for a loan so you know what your budget is. 

Vitaliy provided some great points about the pros and cons of single family verse multi-unit investing.

I would say you need to find the contractors first.