All 4 are booked for thanksgiving but 3 of them booked late enough that they received the late booking rate.   

The loans are fixed rate programs, and the additional renovation financing is included into the one loan.

That can be used to buy down the mortgage rate or reduce closing costs. 

You might find a HML hard money lender that may offer this but your going to pay a ridiculous rate and points/fee's.  

Quote from @Pete Tarin: How does one go about assuming someone's mortgage with a better interest rate when purchasing a property? 

Hey Drew,I work in the investment space and work with a bunch of hard money lenders and the typical rates I'm seeing from them are around 11-12% right now with a 1% origination fee.

It's challenging especially locally these days with today's interest rates.

Although you plan on having your mother live in the home to start you'll want to assess the home using the current rental rates and values in the area.

Aside from restrictions, the thing that is surprising me is the low cap rates. 

I would look for a bunch of Sub To Deals with 2-3% interest rates ...... then rent out for cash flow and huge equity build up when rates are really low (check out amortization schedules and compare 2-3% vs 6-7% with the same balance and length of time - check out the principal portion each month - the lower the rate the higher amount goes to principal PLUS better cash flow).