I have access to some capital outside this deal, but anything over about $3k would have to be borrowed through home equity on my own home. 

I know when I borrow money and granted its usually in the millions I have my financial package all ready to go on demand and it includes criminal and all my current licensed Mortgage banker RE broker etc.. just thinks its professional when you have those.. then if a potential investors wants to run their own.. that's fine.. but I won't give out my SS to just anyone it has to be worth it to me.. ( changing hats).So that's maybe a little of subject but the amount of people that I talk to that invested with a known shyster really does boggle me sometimes.

Looking for someone to help out with a 203k loan and finding a contractor in Buffalo NY for a 4-plex.

I am searching for different list services that can assist me in pulling lists for different types of properties.

The following is why I am a little lost:If I were to have my mom sell me the property, she will have to report the income for tax filing, and she is currently unemployed, and getting government assistance (I don't want to mess anything up).

@Joshua Lafferty If you will co-sign as non-occupied co- borrower and you are not family member you are at 75%ltv even though this is FHA loan.

If you need other peoples money you will not likely qualify to borrow.If you need money you must borrow and to do that you must fix your credit first.

Go figure.I think my score was high because of my current mortgage amounts vs original balances & borrowability. 

@Chatree C.You will need to find a Solo 401(k) plan document provider and then you can have the funds reside at the custodian that you mentioned or at a local bank if you prefer.The Solo 401(k) provider will also assist with the ongoing compliance requirements such as filing form 5500-ez when needed, processing plan updates and  also answering technical questions regarding the rules and regulations.Regarding UDFI, this tax generally does not apply to the Solo 401(k) plans.

Even if the property isn't on the market an agent can assist you.