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With no credit score the interest rate would be based on the lowest credit bucket.

The key is for you to separate the utility costs from the rent, then advertise your units with the rent rate only and explain the utilities later.HOW TO SHARE UTILITIES 101You have a property with two or more units and the utility meters are shared.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

The tax paid from your lending proceeds should be the equivalent of your tax rate I would think.

The deal doesn't work as well with higher interest rates.

The trust would also acquire the new replacement property. 3) If you are renting the property to a related party, please keep in mind that it should be at fair market rental rates.  

Because there is more risk that generally comes with higher interest rates. 

Is it possible to get a FHA at a good interest rate with just a good credit score and proof of my start date?

So same thing as an agent pick a technique and stick to it.Myself personally when I started as an agent I did not do follow up like I should have but what i did do was become a CLOSESR  If i got in front of them my success rate was very high so thats where I put my energy and my moto was next..If I could not close them first meeting I moved on the next.