Somalia has over 40 million livestock and almost zero feed pellet production.

Screen tenants properly or pay a good PM to do it for you3.

They should be doing a load calculation, taking into account insulation and window type if I'm recalling how it works properly. 

the reality is you have negative cash flow when properly estimating the expenses on the 3 rentals (no way 3 rentals have $1300/month maintenance/cap ex, pm, vacancy, and misc total (basically $433 per property).  

Renting to your mother would make it an investment property and eligible for a 1031 exchange.There is no statutory requirement for income production to make a property eligible for a 1031 exchange.  

I also reached out to Proper Insurance, but they informed me that they can't offer their standard policy due to the elevated fire risk at my property.

underwrite the loans properly

You can't do proper ARV without MLS access.

(We personally do portfolio and single property loans and will be adding a HELOC product soon!)

and only after you covered properly the "other" aspects of risk management (insurance, umbrella insurance, proper property management, etc.).Unless you are doing flipping (or AirBnb), in which case I suggest you look into Series-LLC and you operate each flip in its own child-series (if not clear why, ask for more details).Anyway, a lot of this is covered in my notes, and that should save you hours of research and hopefully clear some confusion as to why you want it and when and how.