You did not mention price point for purchase and rehab so it is even more difficult to assess what a good return on the $20k would be or how long the project is expected to take.You have a couple options, the money partner with the $20k can come in as debt financing meaning they get a set rate of return om their money or they could come in as an equity partner meaning they get a piece of the profit but that also means they can take a loss too.

We have maybe 80k equity in our current home but convincing my mother to use it has been difficult.

How difficult is the eviction process and does it complicate things that the tenants are section 8?

You didn't list the repairs, so it is difficult to envision what exactly is malfunctioning.  

Laws addressing adverse possession vary state by state of course but generally gaining title through adverse possession is difficult. 

I’m a quick learner but I’m finding this incredibly difficult to learn because there’s so much conflicting information.

If you do a separate account and/or LLC for each property it is going to get excessive very quickly and it is going to be very difficult to keep track of everything. 

As for water delivery, I would for sure keep that up and well done on you to have that ready to go in what is no doubt difficult situation for everyone, including you.  

This post was inspired by a response I received about how difficult it is to find properties that meet the 1-2% rule, and how although this may be the case, the deal is in the low interest rates today vs. low prices in the past.

It was very difficult to sue the GP to remove him from that position.