Buying a property for your mom that you have to put money into each month even after the mortgage is paid off (taxes, insurance, maintenance) will only work if you have significant appreciation to offset that, which is what you probably experienced in California (and I experienced in Canada). 

Always consult with your attorney before you rely on the above information.

Utilities, taxes (property, local vacation, & income), landscaping, furnishing / decorations / amenities, pest control, & supplies (soap, TP, etc) are the big ones on my STR calculator that you didn't mention.I'd also recommend using the enemy method to determine expected income.

And taxes? 

@Jim Collins there is some nuance here....like how you are showing the properties on your tax returns...but all things considered, you should NOT have business debt held against you.  

She is 1099 her 2023 taxes are great but 2022 has quite  few deductions and does not have 5 years of the same 1099 experience.

You’ll be lucky to get this as a newbie.These total $188k and don’t include property & title insurance, closing costs, property taxes, utilities, staging, and all other misc. costs

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Texas property tax sales.