I can understand the bit about not encroaching but 2D site plans aren't even good enough?

To give you more insight my mom has really great credit good enough to qualify, I will be putting everything in her name yes she’s alive, all the financial statements bank statements I have proof I have proof of my previous tax returns.

I'm looking for a 4 plex right now, which means I'll be paying some utilities, so even a 1% rents to purchase price isn't good enough. 

This was too high and would not yield a good enough return.

@Junior Matthews If you find a good enough deal, you can find the money.

There is no shortage of lenders here and if the deal is good enough you'll have no trouble getting financing assuming you are experienced and have a decent enough personal financial statement. 

I have seen people post on BP that lost the 3k and subsequent submission monies I think they said 600.00 per submission because the deals were never good enough.. and beginners rarely find deals good enough to meet the criteria and just run out of money and enthusiasm. and I have seen people post on here it went well.but from a practical standpoint.. its going to be very very hard to find 70% ARV deals that are brought in with zero equity. 

My guess is they won't like the arrangement, and if you do it without disclosing the intent then it might become illegal.I don't know enough about your family relationship or how big the down payment is etc, but it doesn't sound like a good enough deal to be worth pursuing on your end.

You just have to consider if that is good enough for you.

I definitely make enough and have good enough credit to borrow $212k.