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

Again, I speak from experience. my limited experince at this is a trier of fact will side with the land owner most all the time.I bought a tax sale prop in CA .. these are tax sales not tax certs. 

Sometimes the tenant just doesn't know about them or their situation limits their ability to apply.

Full gut renovation, including but not limited to full replumb, full rewire, complete mechanical upgrades, and new apartment finishes from studs.

If you want to develop it, I can refer you a lender that will lend on a completed subject to appraisal but you'll be limited if you just want it for the lot.If you simply want the land as part of your property, you have more options including a HELOC which you can still use for development down the road. 

Many lenders will limit to 65LTV for Foreign Investors, but there are some exceptions who will go to 70LTV or even 75LTV. 

It gives you the flexibility kind of like a credit card that allows you to borrow a certain limit and withdraw funds as needed.

I'm also in the process of exploring Terra Notes, but may just stick with Notion, Pipedrive, and Excel.I previously worked at a fund and Excel was used to globally track a decent portfolio (about $100m), to include limited depth loan pacing and management.

Putting that amount into it will only increase the loss.

it does allow you to repair things outside of the home to a limit.