If your mother does not want to carry the note long term, there are GSE renovation loans that can be used for both purchase, rehab, and permanent financing all in one loan.

Purchase price: $185,000 Cash invested: $35,000 Sale price: $671,000This was our 3rd home.

Quote from @Andrea Lucarelli: I’m interested in beginning my REI career with purchasing a SFH or condo in Cleveland area (safe neighborhood) to list as a furnished rental for travel medical professionals, supply corporate housing needs, or house temporarily displaced families for insurance companies.  

If it's a fixer upper you would account for the rehab and purchase price then compare against the ARV.

Quote from @Brendan M Hornung: I reside in Southern California and started my investment journey in March of last year by purchasing a sub-to single-family home in AL.

Financing depends on your scenario and what type of property you're purchasing.

I have not every purchased property in Canada, but my wife is Canadian and I've seen some of the issues her family has had to deal with.  

If I was to purchase the property from her without realtors involved on either side how would I do so?  

Any amount you purchase less than you sell, or any amount of cash you take out is considered to be profit. 

The only additional thing that needs to happen is make sure appraiser makes note of why the value increase in as is vs previous purchase price.