My issue with your advice is that you advised to LIE and say "my mother is sick and we need a place for her to live so she can receive in-home care and see her grandkids a few more times".

If you haven't already, I advise combing through the agreement.

I’m not in a rush or expecting it to happen tomorrow, I appreciate the advise to hold for now. 

I am not sure if it warrants another post but is it advisable to start an LLC for the two properties I purchase or put them in a trust?

Strive to build a strong team of professionals, including property managers, contractors, and advisers, to help support and streamline your investment efforts.Remember, achieving financial freedom takes time, dedication, and smart decision-making.

Any advise anyone can give is greatly appreciated!!! 

I feel ya, but if you have a good/trusted PM let them advise you and do their job.If God forbid such an accident happened, everyone (Landlord, PM and insurer) would be involved or "at fault" and it could get messy so there is some liability there.All residents must be on the lease and if they are not (As long as stated on your lease), you would have grounds to evict.All the best

Kindly advise.

Any advise on which way to go on these properties?

When compared to renting out the full unit, this method can frequently result in higher overall rental income.Seek Professional Advice: If you're looking for advice, think about speaking with a San Jose-focused investment adviser or local real estate agent.