My view is there is more protection on a wrap than a sub to and with the right disclosures and underwriting can be an alternative option. 

I've begun cold calling and looking to alternate methods of finding deals, but if anyone has any advice for overcoming this I'd love to connect.

and that was owner occ.. todays rates are pretty normal actually. what you can do if you want though is find a really good HML and let them place a loan for you making 10 to 12% while your wait for things to change to a situation that you feel you want to move forward be more net return than buying a rental thats for sure. of course no tax bene's but there really is not that much tax benefit on one rental.. so just some alternatives. 

Alternatively, I feel that a property manager could probably rent the property out and cash flow even after they take their cut, but I am worried about the screening process and potential tenants destroying my new home.

Always interested in alternative financing as it is the easiest way to cash flow at high LTV in markets with good historical appreciation.

So you didn't do anything wrong, you just didn't know.As for alternatives, most counties have an appeals process... but you will likely lose if you go that way.  

Alternatively, yes you could sell, pay taxes on the gain, and use the proceeds to help your mom directly.Would suggest for you to talk to a CPA and a 1031 specialist to confirm your best move!

Alternatively, you could consider seller financing, which could provide you with a steady income stream while selling the property.As a real estate investor, realtor, and owner of a construction company near Texas A&M (College Station/Bryan,) I'm happy to help in any way I can.

And while a 1031 exchange isn’t an option, some people explore alternatives like installment sales to spread out taxes or even tweaking the investment structure so your returns are treated as interest instead of equity.There are definitely some creative strategies out there. 

I'm not sure I would want to be in a blind pool fund at seemingly a late inning stage at this point in the cycleFinally, if you're an average Joe wanting exposure to this sector I would strongly suggest taking a look at the public REITs as an alternative.