Dealing with family could be really good, or really bad, its a risk of mixing family with business for sure.You have a few options that I see.  1. you all sign an agreement that says you are buying the house subject to the existing mortgage staying in place, and agree on a price, that way you DONT have to get a loan for the full purchase price, you just come out of pocket for the rehab and holding costs. 

Particularly areas with a good mix of home owners and renters, but still fairly reasonably priced.

I have an colleague who just closed on a mixed use with 4.45 and I heard another with a rate of 4.6 for a mixed use.  

I understand you don't want to mix the two.

This is more a question of the mechanics and timing of renovations mixed with how to finance.I may have the opportunity to purchase a 6 unit apartment building. 

There is also one in Charlottesville that you could also find on Meetup.com.We haven't had the SAW meetup in the last couple months due to Covid but you'll find a good mix of investors at different levels.Also, welcome to Bigger Pockets and welcome to Charlottesville.  

I've looked at LoopNet and have heard mixed reviews about the site... generally leaning towards negative on what to expect in a good deal.

It made me larn business is business and sometimes it is not good to mix family friends in the mix. 

I've only dealt with eastern NC counties and have experienced a mixed-bag when dealing with county people, from fines to 'no action' to rescinded permits to condemnation.

I have mixed feelings on kicking her out bc she’s keeping it occupied.