Granted, I have a 30-person construction crew,  a designer (my wife, so literally in-house), and a plumbing and electrical company that works on my stuff solely. 

Alternatively, yes you could sell, pay taxes on the gain, and use the proceeds to help your mom directly.Would suggest for you to talk to a CPA and a 1031 specialist to confirm your best move!

This statute section covers items on PMc's, and as detail here, an exclusionary clause to the statute which via that exclusionary clause it there in becomes an empowerment for the referenced actions being exempt from the prevailing statutes for that item.

DIY A first-time DIYer can expect to spend several hours replacing a kitchen faucet.The time it takes depends on your experience and the faucet's complexity.You'll need tools like wrenches, a putty knife, and a small bucket.You'll also need materials like supply lines, silicone caulk, and plumbers tape.You may be tempted to be cheap and estimate only 30 minutes, but you should estimate an hour to be safe.What about the time to go to the property to figure out if a 2-hole or 3-hole faucet is needed, then drive to Home Depot to get it, drive back to install and then head either to the next job or back to the office?

I am in Orange County, California, and a 4-unit in Newport Beach with one unit being a 3/2 for example LTR would not bring in 7K gross income on that unit.

Your story resonates with me and my partners, as we too ventured into Detroit's real estate market, albeit on a larger scale, and have faced some significant challenges.In the early days of COVID-19, my partners and I invested in land in Detroit's vibrant Corktown neighborhood with the intention of building 42 townhouses and a 72-unit rental building.

In those markets sales are perking up now when inventory gets listed and as I said stays consistent to the end of OCT or so.. 

If for no other reason, it seems that I’d have a much better understanding of pricing our rental in general and a good baseline to make decisions in the future. 

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

As an investor and a commercial real estate broker I would not expect a buyer  to spend a dime on due diligence unless the buyer/seller come to an agreement on a purchase contract.