There's a good chance it may not even appraise for what the seller is asking if the seller really is asking for that much more compared to others just for furniture. 

Even tried craigslist and local paper once.

No need to delete those IMO, even if it is FAQ. 

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

Even without those challenges you had, it was still probably hard to find a buyer because of the use mix.  

Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

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

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

You may just get one offer even on a really nice house with good pricing on the property.

I was just looking to turbo charge that a bit because as we know property values have gone up and buy and hold in a SDIRA just moves to slow even if you can max your SEP.