Most investor's I work with in looking at a newly created note: would like to see more note seasoning of at least 3 payments made, a higher down payment of at least 10%, and the property value must be at the sale price or higher to make you a good offer on it.

I have spoke with realtors, investigated LCC creation, spoke with mortgage lenders, and visited potential homes. 

Keep in mind, the property must appraise for the sale price since the sister is getting the FHA loan.

But you must be able to demonstrate your intent.So in your case selling a portfolio of rentals to buy one really juiced beautiful property to hold as a rental is fine for 1031. 

What are the legal requirements that must be meant in order to increase the rent?

You must get a feel for people and their personalities.11.

As you have found out, you must run your numbers before you are committed to a property.

A guy named Dave Miles put that all together for of them.also there are 12 states were you MUST be licensed..

My recommendation is to search out Morris Invest on this forum and make your own decision as to whether you feel it's a good idea to move forward with them.There are other companies imo that appear to be much more promising for a first time real estate investment, however i must disclose that i have not bought from any of them; yet.Curious as to why your mom insists the property must be bought outright? 

You must be crystal clear that she is required to adhere to her lease and that she has received her one and only warning.Sent this to her in writing and keep it in your tenant files.