After speaking with him he tried to deny it, although his front bumper was clearly marked with my paint.

Anything above 1-4 units is considered commercial, and i can assure you most lenders you speak to will say the same, meaning pointing you towards commercial loans. 

Speak with an eviction attorney so if you need to play hardball you can accelerate the eviction and ensure your cash flow doesn't take a hit.Good luck,Aaron

Once you determine what your maximum entitlement is (I.e. $400k), you can use the VA loan to purchase 1 or more properties so long as you are under your maximum benefit.I have two VA loans for SFH rental properties that I lived in for at least a year.

Most loans have that written in a clause somewhere that it is not assumable.If you're doing it solely for simplicity if something happens to your mother, you can speak with an attorney about structuring a trust or whatever would work best for your situation. 

Thank you and I look forward to speaking with you guys.

@Nicholas Krogmann I can only speak for the OKC market, but here they're tough to find.

I am almost finished reading, “If You Can’t Cashflow After This...” and in the book he’s speaking of receiving promissory notes to receive monthly payments versus one lump sum payment.

The home and one side of the duplex I am updating as we speak, but not enough collateral for a big enough down payment.

I might also suggest that you speak with them and let them know that this is not working out for you and tell them why with the pictures and notices.