Regarding Mecklenburg (Charlotte) specifically, many HOAs have rental restrictions (such as a minimal lease requirement), which can make STR tricky. 

I'm trying to get creative while also minimizing risk, and my eyes are wide eyed to the new information and potential opportunity.

@David TiefenthalerBrandon Turner's book offers valuable insights into real estate investing with minimal money down.

We wouldn't use it the field because of legality issues with claims they make, we use something a little much more concentrated, but it's great solution for someone who's trying to DIY it.Tests can be great to minimize the what IFs people have and to get a tenant to stop bothering you about it, we have worked with a number of landlords in the past just giving them information so their tenant had some piece of mind.

The up side on large down or all cash is you minimize your risk plus fewer properties means less work and less headaches. 3 properties with large debt or 1 property low debt or paid off generating the same or more income as the other 3.

If you just rent the property and provide the minimal essentials you should be fine in treating as Schedule E

Also, if the highest bid doesn't match your minimal price to make a profit - well, you're under no obligation to "sell to the highest bidder" (even though that's what your ad promises?

There are a lot of rules about the various offering types and investor accreditation to "protect" investors from fraud or making unsuitable investments.The JOBS Act is making it easier for companies to raise money from the public and imposes minimal requirements for suitability.

Why don't you use a bit different model where your potential clients can pay perhaps $250 (or a bit more if reasonable but no more than $500) for an hour meeting to talk to a real CPA who has been trained by you and determine whether or not they can save me money on taxes such as capital gains or ordinary income or passive income by forming structures that makes sense for using up various deductions and write-offs to the fullest extent to off-set the various sources of income and let them show me how they can eliminate my taxes down to minimal to zero in that quick session, it is like a preview session to what is possible given my actual data. 

Keep in mind that while cash flow may be minimal if your mother lives in the property, potential appreciation could still make it a viable investment over time.