Especially if you don't trust your own ability to stabilize it into the great returns you predict...

The further ahead you try to predict, the less accurate you can be, 

Or interest rates could go up much more sharply than people are predicting because the economy does fantastic.

Upcoming developments also predict the changing areas.Thanks & Never give up!

That is an X factor that you can't really predict. 

Real estate is easier to predict as supply is still low and demand is high.

I was the lender they were the borrowers and when things went bad their tenants stopped paying they could would pay for a few months then quit and then I took the asset.. lost of drama lots of marital discord .. was not pretty.. but I am not predicting those times again I am hoping that was once in a life time.. but folks that had free and clear assets even if they sat vacant they did not lose them.. that's my point.. no most of my friends that made it owned business or were presidents of companies that went public and got monster stock payouts.. remember I am from the Bay AREA...

Preventive maintenance, strong tenant screening, and good management will produce the most predictable outcomes.

I would look into setting up a trust so the legacy goes beyond your mom and you, check options to convert the 401K into another instrument if that is still possible, look at something other than a mortgage and let me maybe show you a strategy called 3CX that would allow you to develop a constantly growing portfolio using a combination of reinvestment of cashflow and using line of credit financingI'll send you a connection request so we can setup a phone call if you are interested.

If you have a legal description (full-legal-description, including plat # or survey), I can assist on getting an abstractor's report, which pulls all instruments filed in the real property records on that parcel.