You can still get cashflowing 4 units there though which sell mostly to investors, its just the sf and 2 units that have gone crazy on price recently.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

great alternative to small time investors with limited capital.. doing 20 though would be quite a bit of work.. selling coaching has basically zero liability when you start to manage investor capital your liablity goes up a ton in the unlikely event of a water landing..

Of course, live wherever you want, if you see that storms are becoming difficult, it is easier to sell one home and move.

From a personal standpoint I target 70% LTV for any investment I have that way gives me ability to sell it if I need too

Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

Wholesaling is another way to generate cash by finding off-market deals and selling them to investors.

When evaluating potential properties, consider three exit strategies: if you can sell quickly for a profit, hold it as a rental, or take a loss.

When you sell the property, and access the equity in the form of liquid cash, you make your profit. 

A bit concerning if the market takes a turn but overall and overtime we will be in a good postion.PS - Since 2003, Dean & DeWitt Property Management has helped investors buy, sell, and manage investment properties in the St.