You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

I’m a local realtor and can help you out as much as possible  

Exactly.  20% down financing for investment property will not be easy but if you have a W-2, maybe it's possible. 

I would love to put my mom into a nicer home in a nicer area would a 1031 exchange make that possible?

I don't know if you've played around with the feature request portal (it's under Help and Support in the top right, then Suggest a Feature).

Step up in basis to reduce your heirs' taxes and morePlus the real estate tax "deferral" can end up being permanent if played correctly

It's certainly possible all of those individuals and others are just working on burnishing their interests so people come to them to buy stuff, but in general if you're anywhere reasonably active here without trying to sell people on investing in you, you're not likely to be a pitchman.  

My opinion, that most of these marketing company produces programs, whether we want to call then educational, mentorship, counsel, advice or whatever are CRAP, and possibly dangerous, is based on my experience, knowledge, and observation over a 45 + years real estate investing career. 

Those returns will give you some insight into the integrity of the Syndicator, as well as raise red flags of a possible Ponzi scheme taking place with your money.Let’s look at the balance sheet again on the IRS Form 1065.

I highly recommend you play with that tool to start getting an understanding of what things you can do to positively affect your credit!