The fear can trap you or set you free.

If police have the time to set up speed traps and arrest people for possession of marijuana, they should certainly have the time to take care of real issues such as this.

Property is listed as restaurant, however, the structure is empty inside, needs work both inside and outside, and no grease trap.

Your mom should look into other sources that can help someone on limited income.. don't put yourself in a position where you feel guilty or trapped to help her out.. if she can stay where she's at then encourage her to do so.Your best position in my opinion is to offer support in a manner where you can guide her to some place where she will find housing in her budget..and only Co-sign for her if absolutely necessary and I would limit the co-sign obligation to a 6 month lease. 

The easiest trap to fall into is always hiring the guy with the lowest bid.

You may have better luck partnering with an experienced investor in Durham than going it alone, at least initially.Durham varies dramatically from neighborhood to neighborhood so I recommend walking them to get a feel for where you want to be, and while you are at it, go to open houses on Sundays and talk to the agents - if they are trapped in an empty house for hours, they're often happy to chat with you.

Do not fall into that trap @Nestor Coronado, the only way to find true mentors is the the following :Network network network, you will end up meeting experienced investors that do what you want to do and for most of them, it probably will not go further but for a couple of people, you will just click with them.

I will admit that I fell into this trap.

Make sure you are doing for a moisture / air vapor reason so you don't trap moisture in the wrong place and create a mold issue. 

plumbing is being kept the same above the trap.