When I brought up the cleaning fee he threatened to just leave once the end of the month was up and he'd have his gf clean for free which has not happened to this point already. 

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. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

For your ~$10K fee, I expect for you to be thorough and clear and make sure that these things are known as it is difficult to see everything on video.

There are plenty out there with fair rates and lower fees.

You'll also need to show stable income for the past two years through W-2s or tax returns.Talk to 3-5 lenders to compare their rates, fees, and terms.

Of course they are going to have bad credit or they would be looking in a better area.Another thing you may want to consider to drive more applications is to not charge the application fee.

I had a local bank provide a 1031 without fees. 

If anything explain that there is a fee on top of a lifetime charge (which on its own is kind of weird), but okay. 

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.