My mother has quit her job (she didn't make much to begin with) to take care of my father.

@Duane Winkel I wanted to market directly to employees of a nearby hospital which has resulted in 2 doctors and a highly specialized nurse over a two year time period.

So, with a single mother, plus one 7-year old boy and one 6 year old girl, that would total up to 3 bedrooms. 

My mother has quit her job (she didn't make much to begin with) to take care of my father.

I do not know too much about the market in detail, however, my mother just moved to PSL and it is wonderful there! 

I'll be using the equity in the soon-to-be-purchased home (which has been gifted to me by my mother) as collateral for the loan as well as signing a personal guarantee (I have a strong W2 & earnings).

I am invested in the stock market and was able to use my mother as a mentor but have no such help when it comes to real estate.

First thought that comes to my mind is that I must have forgotten to register the deed when we were given the house by my mother.

Shortly after that we broke up and I continued to live in house by working 60 hours a week, getting a tenant, and cutting spending; all while going to nursing school full time. 

I also have my income as a nurse that is stable full time but my husband hasn’t been working much since he has been working on the brrr so he isn’t showing much income but would be really easy to do since he is also a nurse.