We were lucky enough to receive some federal grant money to help fund the renovation.

I am definitely not looking into complex legal things like starting a fund.

I wanted to go with gifted funds but they would need to be "seasoned".

Since you're putting only $35k down it sounds like you'd need someone to come and fund the whole deal.

My mom wants to partner with me and buy property together since she has perfect credit and a better chance at being taken seriously by the banks that will give us a mortgage. we are going to go 50/50 on the down payment and all expenses/maintenance. we will be getting an fha loan and putting 3.5% down which will allow us to have a big emergency fund.

There will be closing costs and a funding fee that you can wrap into the VA loan if you wish.

For me, I look for an ROI of at least 10-15% annually on my tied up funds before even considering a deal. 

Unless I can get private business insurance that excludes the extra $250/year mandated by FEMA/NFIP, then I'll probably just pool funds from all the rentals into one for disaster relief savings.  

Currently, I invest in SFs and location is very important for any prospective properties - 1) because it may attract a certain tenant (ie. great school district, or close to a college campus) and may also help me avoid certain tenants that might be troublesome and 2) future resale/appreciation.I am interested in pursuing MFs, and I find some really great cash flowing properties in my city (and out of state), but they are located on the edge of what might be considered less desirable part(s) of town.  

If the down payment is not your own personal funds, the contributor must document that repayment is not expected.