and how do I go about dealing with this.Unfortunately this is business, some people suck.

Is it as simple as setting up an llc on zen business or should I hire an attorney? 

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

@Julio Arias PabonBanks are very difficult now to get a HELOC on investment propertyI would call around to local banks but most have completely got rid of that line of business

Find a property and hopefully purchase for a good price in cash (or a similar result, hard-monty option), perform the required repairs for your mother and potentially get the second rental unit ready.

Any experiences or advice on this would be greatly appreciated.Small Business Loans: Has anyone successfully gotten a small business loan to fund a down payment?

My business partner and I have been coming across off-market deals and have a flip opportunity in Gresham and a lot in SE Portland for a new build.

I have been very impressed by their business plan and professionalism.  

I could be off here, but my understanding is that if you are already in the business, you have a precedent set and can depreciate furnishings as you scale your portfolio. 

If he wanted his business practices to be different, than they would be.