The PM fees are justified 2) I question if such units make sense as an investment.  

The rate on my mortgage is amazing (low 3'%) and have no plans to lose that.

My question is, since there is flexibility with the building itself, what would be best loan option to go with that would work for this property in terms of best rates, lowest down payment? 

I asked my mom to see what they want  for the house, I have a hunch that it's payed off and they just want to offload it, they mentioned doing a quick close .. the ARV is about $220k and she's kept up with maintaining the property.I'D buy it with hard money, fix a few things while she pays me rent (the hard money interest rate)  and do a cash out refinance in 6 months.Do you think that's a good strategy?  

I wouldn't recommend jumping into the industry and charging a fee when you don't have set systems and processes yet---could leave a bad reputation.Another option is investing in a coaching program and having people who have already succeeded in this industry guide you in the co-hosting space. 

OTH if she does spend 6months and a day in CO she could save more money in income taxes/property taxes than she does in loan fees.

If the interest rate on that HELOC is 7% and your investment makes a 10% return, you are only getting a 3% return on the $100,000 you invested.

Also, you can seek an exception from most DSCR lenders and they get approved at a high rate, it will just come with an increased origination fee (usually .5% for exceptions) or a interest rate add on. 

How Lower Rates Could Influence the Housing MarketLower mortgage rates can enhance the purchasing power of prospective homebuyers, making homeownership more accessible.

What are the fees looking like?