Then, I built a mother in law apartment in the (very spacious) basement. 

I have a mother daughter property in NY.

Here's the situation:- I found a good investment property (lake front, small cottage) for short term rentals - $350,000 offer was accepted - My partner has the 25% down payment, most of which is gift money from a property his mother recently sold - Neither of us can get a conventional financing loan right now (need to file 2022 taxes first) - We found a non-bank lender that doesn't ask for tax returns, but they do look at bank statements and will see that the money is a gift, and because they only loan for investment properties, gifts are now allowed - So, we're looking for a new lender... any ideas? 

My mother (71yrs) does not want to live in the house anymore she owes $50k and is willing to sell it to me for $65k.

@Bryce Hammill You make a good point about the hospital, but my mother also works there and she explained that it would still be used for medical purposes, but could just not be a hospital after 2030.

Once in a while, you do definitely get some creative insults on the phone that you couldn’t even repeat to your mother, but once in a while you have some conversations with sellers that make it all worth it!

Everything is paid off.My Goal is to take on my mothers expenses and getting her a new SUV with these properties.

I’m a new investor currently  looking to buy a house that is a one family but the previous owner converted it into a two family so his mother could live downstairs.  

Highest profit, lowest living standard: small multifamily house hackMiddle profit, middle living standard: single family with FHA loanLow profit, highest living standard: investment property with 20%Personally, I've found a nice niche in-between options 1 and 2 where I like to live in a nice single family residence (with a 3-5% down FHA or conventional) but that includes a mother-in-law apartment that I can rent out but live with a nicer standard of living.  

You should look for properties with a basement or mother-in-law suite if you aren't comfortable with the idea of living with others.