How do I use what my mom has to offer (great credit and money) without feeling guilty?

Once you enter the securities world, there are specific hoops you have to jump through to earn the title advisor.Most actively managed mutual funds are guilty of something called "shadow indexing" and usually aren't worth their costs.

Then they would have to take action or they cannot plead ignorance to the next customer trying to buy the house.

It is generally guilty until proven innocent with me for most business dealings.

Instead of spending hours and hours reading the forums or going thru' 1 hour podcasts (which I am guilty of doing), I recommend reading books. 

Things continued at a snail pace with the rehab and I continued to remind and plead ABC to pay us the rent guarantees.ABC Baltimore promised to continue paying us rent even after the Rent Guarantee expired on Dec 17 2018 because the house was not ready after more than 16 months.

In most cases you get results, in some cases you plead your case on deaf ears. 

In terms of damage, the landlord would keep the safety deposit of the guilty tenant and if no one admitted fault, he would keep all safety deposits. 

You cannot do all the crazy things that many property management companies have been guilty of doing and expect to grow and remain as a successful company.

Real estate investors (and I have occasionally been guilty myself) often add many unnecessary layers of complication to what could be a simple transaction, for reasons of gaining elusive or not existent advantages.