Strategies that I've considered are: Conventional 20% down on small multifamily properties until I run out of financing, paying "cash" (using invisible cash, HELOC, retirement funds, or a combination thereof) and re/financing, and/or getting an FHA 3.5% down on a small multifamily property, but I think the order in which I do this can be optimized as doing some will lock out others. 

She wants to be completely invisible essentially.I've already spoken to a RE attorney and he says this is over his head and doesnt understand the situation, i currently have scheduled meetings with other attorneys, but would love to hear from the infinite wisdom of my fellow BPers.How would I structure a LLC and distribute either monthly or quarterly to my mother-in-law?

But a good 1031 exchange is a seamless invisible process that only takes a couple more signatures from the client.

So its not like we are invisible. 

Test to see what works.John Martinez has a great video on this on his YT channel - the invisible funnel he calls it.  

Only those who can see the invisible can achieve the impossible!

Sadly, with modern methods, the differences between a 5-year tile floor and a 75-year tile floor are mostly invisible.

I kinda buy the argument that Jefferson didn't invision state of the art weapons but rather those necessary for self defense and hunting.

Joe Gore @Joe Gore and Bill Gulley , I've offered up a question (actually 2 questions) for you elsewhere: http://www.biggerpockets.com/forums/109-goals-business-plans-entities/topics/106050-being-invisible

I always suggest doing these invisible repairs upfront so you don't have to disrupt the tenants later.