You all must agree to the same thing or else you will just end up fighting about what to do.Since your mom doesn't have it in a living trust, I suggest you do that right away.

It doesn’t promise more aid.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

It doesn't cover any loss of income due to your rental being repaired.

Then progress to permits and then building.You could also just do it and hope the city doesn't notice, which they probably won't.Your challenge will be getting Certificates of Compliance on the units!

I guess that information doesn't sell memberships. ;-)

An LLC doesn't make a difference in your federal taxes or what you can deduct.What you want to do is technically possible, but there are several hurdles. 

I know her prediction doesn't state today, but for activity to jump in February and then again in May to June that doesn't appear to be in a common volume trend of a "normal" year if that exists anymore!

Single family usually doesn't make much sense from a rent/price ratio in A-B areas unless you are doing a rehab.

Unless I'm mistaken, the contract between owner/landlord and PadSplit doesn't have a defined monthly rent but a target/goal of monthly income (so it's hard to use that as lease).