My wife is not currently receiving accounts yet until a more established credit history can be created for her.  

I’ve expanded my sources of leads, but that’s a longer term project as when we establish new sources we become swamped with submissions of deals bearing no relation to our published criteria; at risk levels a river boat gambler wouldn’t touch, or flat out the source just shotgunning whatever crap comes across his desk, without even reading the documentation.  

Establish some "safeguards" to keep them honest and consistently check their work.

Setting clear investment criteria, such as the types of properties you're interested in, where you want to invest, your budget, expected returns, and how much risk you're willing to take on, is key.In order to be financially prepared, it's important to save for a down payment, establish an emergency fund, work on boosting your credit score, and look into different financing options.

Now that I'm more established I wouldn't hesitate out of state investing.

@Grant Vincent I think what your Mom needs to establish is a "life estate" as you mentioned.

I would also carry the loan and establishing a penalty for early payoff (how much penalty?) 

This approach ensures not only financial success but also a positive impact on communities and the environment.Wrapping UpSanjeev Advani's comprehensive guide to thriving in real estate, property management, and construction offers a valuable perspective for anyone looking to excel in these industries.

I've got a good pulse on which markets are thriving and it is not STR either.

This is looking to be a more complex lending situation due to lack of relationships established, but I have to start somewhere i suppose.