If you adhere strictly to the laws, you will be limited in the services you can offer to your relative compared to what they would get if they listed their property with a licensed agent, and they will get less money for their property working with you than if they hired an agent.

Keep in mind, such an appraisal may not be able to be used by your lender, but perhaps you can request an appraiser with investment property experience (wherever they may be). 

Scale Strategically (if this applies to your goals) Reinvest profits, use the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat), and leverage 1031 exchanges to grow your portfolio tax-efficiently.I'm a mortgage lender at Aslan Mortgage Lending and would love to find time to talk and discuss your journey.

That would make this much more complicated, since you'd likely need lender approval.In any event, you'll want to check your mortgage (if you have one) and the lease to see if you can transfer or assign.

What would be my best approach, I assume find a private lender and work out some deal with them.

If you got your credit decent you can start soft shopping for conventional/fha home loans if you didnt do so well improving  your credit this is where you start looking for private  lenders, partners and investors.

, also have a good lender if you need one for bridge loans. 

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

There are plenty of deals in Philly on and off-market from wholesalers, who are pretty decent in Philly compared to other places.You will need to get your GC license here and learn the permitting process and necessity here as well.

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