3) If we did partner, at whatever stage that is... what business model is best for property investing and management as a partnership?

It would be different if it were a partnership or they were doing owner financing or something that kept the business side of things ongoing. 

Some cities require you to use an attorney to file an eviction if the property is held in an LLC or a partnership.

Buy it at foreclosure.Buy it in partnership at foreclosure if you can't swing it yourself.Might "wholesale" the deal now above her payoff, why hasn't it already sold?

I have also considered a Limited Partnership with a property management LLC as the General partner and my mom and I as limited partners.  

We talked about going in 50% each on the upfront money but how do I structure a partnership where I will be the working partner? 

There's no difference with regards to financing for married vs unmarried, or in this case domestic partnership.

The first relinquished property closing will trigger the 45/180 calendar day deadlines if the relinquished properties are structured as part of one (1) 1031 Exchange transaction/file. 

Here are a few things that are important to me (no particular order):The understanding that while you are the property manager you will be managed by meProactive instead of always reactiveTimely financial reporting, timely response to tenant concerns, timely action when tenants break the rules, timely feedback to meBe known and seen by the tenants (do property inspections, find out what is going on before its too late)Be firm but fairHave solid referencesOwn real estate investments (this is very important to me)Expert in fair housing, eviction process, marketing, tenant screening and selection, etc.Have an establish process and vendor pool for a large variety of repairs, be responsive to repair request (doesn't mean all request are granted)Think of it as a partnership (we make money together)Have staff that can step in (can't have a single point of failure)I am sure there are others but this is off the top of my head.

I'm not a lawyer, but I have read enough on it to know that I don't like doing it, can open up the rest of the partnership to liability if one partner gets sued for something, even if its not related to the property owned.For 4-plex properties and smaller I buy them in my name then Grand deed them to the LLC after closing.