People redeeming funds can make things very problematic for the promoters.

Only partially.Some people also promote "monetized installment sales" as an alternative to 1031.

If you can;t be the general on any rehab, my advice is not to rehab.I can sit at a desk and "estimate" to get true costs you need to know what the plan is and know what material and labor costs will be.

Cliff Stay on topic - we are already starting to get off topic.Ask your questions in the proper forum; each forum is targeted to certain topic categories.Don't violate the forum rules; they are posted:http://www.biggerpockets.com/forumrules.htmlhttp://www.biggerpockets.com/terms.htmlAmong those are: no phone numbers in posts, no email addresses in posts, no self promotional materials or links, no verbatim copying of copyrighted materials, no harvesting of member email addresses (via signature), no "avatar" that is promotional in nature (e.g. business logos forbidden as an avatar).

But I'm doing all the work.I know it's whatever you can work out, but I'm looking for a starting point for being fair, as this is my mom and we want to do right by them, though it will be completely passive other than they take on the material capital risk.Make sense?

Pay no attention to what the market is doing, it is always a good time to buy, or sell....don't follow any rules...Don't choose the cheapest Contractor or materials, ever..... follow the local rules and codes, this will save you big money.Don't cheat, and be fair.

You'd have to establish that they're "at fault" (i.e. failed to pay rent, breached a material term of the lease, engaging in criminal activity on the property, etc).  

I am not selling anything or promoting anything.

But you need to have some understanding of building materials, permits in your area, costs of material and contractor markups (again in your area) for the material to be truly helpful. 

With the SDCs, increase in labor costs, increase in material costs, energy code changes, land-use changes, existing buildings are a BARGIN.