Just try to put as much info in the post as you can so people can get a good idea of what you have and there will be a lot of helpful people who come along.

Many of the prospects that I have looked into turn into being very unfavorable. 

@Keith Kaufman You have the right idea for rental properties. the NE and NW, in my opinion, provide the best opportunities for cash flow and appreciation. 

You will hear lots of great ideas and get some great wisdom.Right now I am looking North of PBC these days.  

Please let me know what you think, I am eager to hearing pointers, I tried my best to design this and think of the idea with the help of my friend which is really really new to graphic design.

I hope I've explained my idea in a manner where someone with the experience can chime in.

I'm also really liking the idea of finding an experienced partner or consortium to do deals with so that I can come up the learning curve with guidance.

Complexity being that my mom is retired and doesn't want ANY income for whatever financial planning reasons and she doesn't want to do the work, but she's liking the idea of keeping the wealth in the family and we've had a very good financial relationship for my entire adult life.

No idea how he was vetted.I want to be fair to the tenet, but if he cant pay first month it will only get worse.  

Also, definitely start connecting with people who are actively investing as they can give you an idea of what all is going on in your area.Good luck!