It really is starting to smell like 05 when agents insisted home prices "only go up"And Russell stated a rent decline due to development, but what happens to "c"(cheaper rent) properties when "a" (new, top of market rents) vacancies increase? 

We see a few properties that come on the market and we want to make an offer but our lender insist that we wait awhile after our refi.

Insist that the PM keep searching for another tenant and if they refuse hire another PM or self manage.

When I decided to sell this property & hired a real estate agent, he discovered that the home was in poor condition & wasn't able to put it on the market at the time.The roof had missing flashing on the gable but the entire roof was replaced by contractors hired by USREEB late 2016 as they insisted that it could not be repaired.The living room floor had soft spots under the carpet & the sub flooring was damaged.

Insist on special warranty and not quit claim.

They don't have the same numbers on paper as fourplexes, but property managers insist that the turnover is significantly less.

Buyers are well aware they should scope the sewer in older houses and will insist it get fixed. 

Insist that it’s allowed and or look for another lender.

But the building inspector has been giving us a hard time and insists on inspecting the framing, insulation, dry wall, etc. with the same scrutiny as the "sample" rooms and threatened to get us shut down if we don't follow his schedule.

My recommendation is to search out Morris Invest on this forum and make your own decision as to whether you feel it's a good idea to move forward with them.There are other companies imo that appear to be much more promising for a first time real estate investment, however i must disclose that i have not bought from any of them; yet.Curious as to why your mom insists the property must be bought outright?