Hey, even a broken clock is right twice a day, right. 

It does not take that many hours to look at a property, sign a contract or even manage tenants.If you are bored in your 9-5 it's time to move on to a job where you learn and get challenged so you can grow.

I personally learned I enjoy local investing in residential properties.

Falling out of compliance can lead to penalties, lawsuits, and even damage to your reputation as a landlord.

Even if you take the $250,000 the realtor mentioned it would sell for as your basis that would mean you're looking at an $80k gain: 380,000 - (250,000 + 50,000 improvements) = 80,000Since you want to buy a nicer home for your mom, a 1031 exchange may not be applicable if the new property is intended for personal use, as 1031 exchanges are for investment or business properties only.

I’d love to take advantage of a “traditional” mortgage (or even FHA?)

Basically, all the things to do on the US side are best enjoyed in warmer months.

If you have considerable equity in the property or multiple properties it's even more important.

We are both analytical and enjoy working with numbers.  

I really would want to stay away from any office properties in depressed or even semi-depressed neighborhoods, especially large ones (like a 13 unit complex).