In the city of Portland (Oregon) they only allow us to run rental/criminal history if a tenant applicant isn't contributing to rent (if they aren't paying, we don't get to look at their finances). 

Ownership and profit-sharing can be split based on contributions, with you possibly earning equity through sweat equity.

I’m open to any advice, recommended resources, or lessons learned from your experiences.I believe that growth comes from community and shared knowledge, so I’m here to both learn from you and contribute wherever I can.

First off, pardon me if I misunderstand things given the limited amount of information I have, but there are 2 things right off the bat just from your description that could be contributing to your issue: 1) a 2nd floor unit - I had a similar setup for a duplex I owned in St.

It’s like a ROTH on steroids with no contribution limits. 

Most cities don’t want a mobile home park in their city limits because the tenants take more money out of the tax system than they contribute.

Stop making Ira contributions as you’ve learned real estate is a better investment.

Knowing what I know now, I will never contribute to Roth; I will only make pre-tax contributions, get maximum tax deductions, invest, and then be selective about which asset I want to convert (such as the one above).  

It can strengthen your relationship with your property manager and demonstrate that you value their contributions to your business.It helps ensure compliance with lease agreements.Many lease agreements require landlords to name their property managers as additional insured parties on their insurance policies.

The only other options I can see are A) your mom partnering with you rather then selling the property to you - you become 50% owner and bring the funds and management to the rental while she provides the existing equity as her contribution; or B) your mom lending you the rehab cash out of her personal funds while also seller financing the house to you.