They don't cash flow enough to sustain the investment.

Looking for a market that can provide some sustainable Cash flow.

In short, i unfortunately, just simply cannot sustain the entire amount of the rent on my own in addition to the utilities, and after exploring other options on my end with no answer, I needed to turn to you guys and just be honest, I don't know what to do.

You can likely get your mom's property on favorable terms that you may not find anywhere else, that's also a big potential benefit.As David Greene has shown, investing out of state can be done safely, profitably and sustainably.  

I am looking at a long term sustainable business model.

It's really a shame because I figure I'll need to double my loaned amount to quit my job and I couldn't sustain paying the existing loan off w/ my day job.

Our lease does state that if they fail to notify us of things needing maintenance and repair within a prompt manner they can be held financially responsible and We do require they carry renters insurance so I am wondering if it is something renters insurance would cover? 

Running up debt for every repair while shuffling cards to pay off existing debt is not sustainable.

Just like in any multi values are driven by cap rates.in retail home owner real estate does not matter.. if you don't have enough housing and you have great job growth or sustainable then you have apprection just based on building cost going higher.

I'm also hoping to eventually dip my toe into the water of a BRRRR type project, but am concerned that I won't be able to find the right people to do the rehab in a timely or price effective manner.