Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

The rental deals in my area are not even close to what I was doing before.

The first loan applications we entered to the portal had errors, but could not be deleted, even by staff, and could only be labeled, literally, as dead.

I've done a lot of research and even worked on running numbers for certain options (just as an exercise), but I'm now looking forward to jumping in.

You are LOSING money because you didn't even raise rents to cover those increases!

I understand that not all deals pan out as pro forma says but at least yearly updates are essential, quarterly even better.

It wouldn’t even be listed on Airbnb during this period so I wouldn’t get dinged by them for blocking the calendar.

Good evening Jayce. 

And this does not even involve business or real estate!

That’s a better cushion, even if it’s modest.