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.

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.

Very limited information is being communicated by sponsors, particularly those that used high leverage variable rate loans to acquire in 2021-2022, so LPs are commonly feeling left in the dark.

For shared living spaces, durability should often take precedence over luxury to minimize the need for constant repairs.

Pointed out downspouts not being long enough, flaking paint (minimal), windows that are older, provide furnace reports from HVAC tech, "remove sliding latch from bedroom door" to name a few. 

Otherwise, you can re-stain them with a close enough color to minimize the amount of rework.

Diversify investments across asset classes and locations to minimize risk.