Whatever you do, make sure you use a good attorney in Oklahoma who specializes in real estate and understands investor transactions.Or, and I'm tried of typing now so I won't go into great detail, you could possibly do a Joint Venture with your mom where she (with you as a partner) sells the house to someone else on owner financing, gets a down payment, and then finances the rest at around 9% for 15 years, but you agree that you will find the buyer and manage the payment collections, dealing with the buyer, possible foreclosure, etc., in return for X% of the cashflow.

I've specialized in the fix and flip arena, primarily in Los Angeles County and I've been looking forward to reaching out to the surrounding counties in 2016. 

I specialize in the area of Vacation Nightly Rentals ( NightlyStay.com ).  

There is special language in the NOD and I think NTS as well.

Whatever you order is considered a special order so you can not return them.

Hello,My accountant is pretty good but I'm looking for a new new one that specializes in real estate.

We used the profit from the house and our savings to than supplement that with pure rentals to grow our houses quicker.

I do agree that people who have the time and energy to WORK their lower class properties can come out ahead, but it takes a special person to do it well.  

More assumptions than I care to enumerate in the above so I'll leave you to figure those out.I don't know of any contractors specializing in this type of construction.

If you can call a few closing attorneys and find a few that specialize in investor or wholesale deals, you can probably score some free help.