Do you have an idea of the purchase price that fits your budget and/or what your mother is able to pay in rent?

Budget wise I would like to stay below $220,000 for the house. 

You are currently sitting in Los Angeles's entertainment mecca and Mid Term rentals/30+ day rentals are a great alternative to the STR limitation.

Given your residency restrictions and budget, focus on smaller multifamily properties in counties like Orange, Putnam, or parts of Rockland, where prices are more manageable.

Larger families, remote workers, or investors could see it as ideal, especially if local schools or amenities like parks, dining, or entertainment are strong.

This will fit your budget.

Utilities will need to be in your name, and you will want to provide strong wireless internet, as well as some sort of basic streaming service like Netflix at a bare minimum for entertainment purposes. 

Keep in mind that these homes are sold "as-is," so a thorough inspection is crucial to identify any potential issues that could affect your renovation budget and timeline.Special Requirements:Freddie Mac has a "First Look Initiative," which gives owner-occupant buyers an exclusive opportunity to purchase homes before investors can submit offers.

In the City of LA these unpermitted units typically still end up with a decent amount of construction work to bring it up to current code standards, but if you plan for it, and your budget/proforma allows for it, it can be an acceptable investment.

Stick to a budget, align with local trends, and consider DIY projects to maximize your ROI.Good luck!