Also consider all lenders will require to review your insurance when underwriting a loan and it's likely a violation of your existing loan documents to let the properties go uninsured even if they didn't require insurance escrows. 

The laws mostly protect me the lender and I have always gotten paid even if there are occasional borrower problems.

Going live as a STR in 2 weeks Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I also suspect the vast majority of lenders will take exception to your mom being the 1st position lien (look up strategic default).

Pm me or call  and we can discuss the details have a few lenders that i can use with this 

You can also search Google and read reviews.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Building an ADU is a nice way to add value but you won't get that funded by a lender. 

I have been able to review or been told of several audits (from other REI tax colleagues) related to cost segs in the last year or so- and of those none of DIY cost segs were allowed under audit. 

using a hard money lender is a great resource . what is the project looking like ?