Out of state investing in cities within a reasonable driving distance may be a good option. 

Giving potential partners an option.

RI or NH seem like solid options these days as a Boston alternative.

Have you looked into property management options or run numbers factoring in potential vacancies and maintenance?

If they don't pay willingly, what are my options? 

Here are some financing options to consider:HELOC or Cash-Out Refi on Another Property – If you or your mom have equity elsewhere, this could be a more flexible and lower-interest option.Business Line of Credit – Since the property is in an LLC, you might qualify for a business LOC, which could cover construction costs.Private Money Lender – If you’re okay with 12-15% rates, a private lender could fund this as a short-term loan, especially if the guesthouse will generate strong income.Construction Loan – Some lenders offer short-term construction financing, which converts to a longer-term mortgage once completed.Seller/Partner Financing – Bringing in an investor or structuring a joint venture with someone willing to fund the build in exchange for a share of the income.Credit Card Stacking or Unsecured Business Loans – Riskier but could work if you need to bridge a gap until the unit starts cash flowing.Would love to hear more details—especially your timeline and expected rental income.

The land, however, may appreciate, which can offset this.If you’re in an area where affordable housing is in high demand, mobile home rentals can be an excellent option, especially since you already have the land.

Please send me a message and I'll provide a few options. 

Also, explore creative financing options that might balance your partner’s limited credit/cash flow without putting all the risk on you.If you're attorney can't clearly articulate this, maybe it's time to find a new one.

That said, if you have the option to invest in a better cash-flowing deal elsewhere, it's worth running the numbers to compare returns.