This works well if it's an MTR or STR type situation and you are in control of the lock.

there just aren’t many sold properties in the neighborhood in the last 3 months and even out to 6 months is limited.

After that's under control, focus on increasing income through additional work at your current job, taking on a side hustle, or finding ways to increase income on your existing rental.At the same time, educate yourself.

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

Now the deed had a time limit on it IE you must remove the timber by a certain date or the Rights to the timber extinguished.

Like you I also have the RE license to keep some of the commissions and better control. 

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

It's a shared house so they have no renter's rights giving the owner huge leverage and control. 

Most suburban cities have VERY limited lots and most of those are zoned R-1, meaning only a single-unit house can be built.In the City of Detroit, it's cheaper to buy one and rehab than build!

And to really take care of your mom use your annual gift limits to gift back to her the rent she pays.