Go with the path of least resistance here... we are in a seller's market so there's a good chance you can do some light work and still squeeze a lot of dollars out of the house.2) Look at having your mom buy an owner-occupied multifamily. 

Thats a lot of work for evenings/weekends, weather permitting.

Some will have a scratch resistance coating.

Isaacs I love and agree with all of your points.To me the rub is the property is Recession Resistant not recession proof.

Some of the things I'm taking into consideration are weather.

If you try to sell the home with a non paying tenant in place you'll be limiting your buyer pool to only the few investors out there that are willing and able to weather the storm of your bad tenant. 

Population is rapidly increasing, job growth is rapidly increasing, relative to other major population centers property values in Texas are competitive and lastly as the Baby Boom Generation is on the door step of retirement many northern Boomers are flocking to warmer weather climates and to states that have relatively low taxation.  

I worked at a service station after school until closing and painted houses, roto tilled gardens, etc. on weekends, or in cold weather I shoveled snow when I could. 

My other big issue, the non-paying tenant, can be removed when the time comes, and this is something that I can afford to weather in the meantime, especially being in forebearance.

I always start with City-Data. enter the city in the search and you get all the basic demographic, building, average rent, crime and census information including severe weather.