Her mother is willing to (co-sign) and has excellent credit and debt to income ratio that will more than allow but I’m not sure the best way to structure this for the house to still be in our name?  

To avoid reducing your lifetime exemption, you could gift equity incrementally, but this requires proper legal structuring (e.g., fractional ownership transfers).

., the appraisal for 5+ is at least $2k-$3k) and the financing structure by lenders because Fannie/Freddie don't generally buy loans for commercial properties.So, for you personally, the biggest driver for the type of your next property is probably going to be the amount of a down payment/equity you can put in the property.

If a seller refinanced a house at around 220k and has about 120k left in mortgage, but the house also appreciated to 450k, how do I structure a subto/seller finance deal?

The marketing/advertising firm, aka RE broker, is not the expert in building codes, zoning, structural engineering, neighborhood safety, etc.As a prudent investor, always do your own due diligence or you'll end up being (unitentionally) misguided by a RE broker's information.  

I am new to apartment investing, I just wanted to get your guys thoughts on how I should structure a PPM and who I should go to.

Based out of Manassas, VA here :) The 750-hour rule is part of the IRS guidelines for qualifying as a real estate professional under Section 469 of the Internal Revenue Code.

However, we differ structurally: they operate as a fund, while we focus on deal-by-deal syndications.

,Renting your primary home back to yourself isn’t typically allowed by the IRS for tax purposes, even if structured through an LLC.

And don’t underestimate the power of direct outreach; some sellers may be more flexible if you present a clear, structured plan for partnership or financing.