Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

Hi @Zhong ZhangI ran some numbers for you and attached the picture below.

If you are not attached to the duplex, could be a good time to sell to developers who want to convert to individual condo units.

In a very simplified example, 33.33% of the interest expense on this loan ($500k distributed / $1.5m loan balance) is now attached to the boat(s). 

I'll looking forward to your immediate response.Please resolve this issue ASAP, our tenants have already submitted the rental payment to your Appfolio account $49,987.00(attached report), however it is NOT showing this amount in your account at all, not even mention transfer the fund to our BOA account.

Usually they don't own anything to attach it to.

On utilities, I bought a foreclosure in NJ and found out it was not attached to Town sewer and I actually had to extend the main line up to my property then put the lateral in and abandon an old cesspool.  

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

We use Kwickset Smart Locks so that we can quickly re-key the property whenever needed and have access to the property at all times.We have a lockbox attached to the house with a back up key in it and we charge per door to change locks.

The Seller has an emotional attachment to the house.