Since about August of 2018 the leads have really dried up and I cant understand why to be honest.

Don't leave mom high and dry but protect your sanity and peace.

Once the framing is done, plumbing and electrical are installed in the appropriate areas, certain external facing walls insulated, dry wall/Sheetrock hung, plastered, and painted, and finally flooring laid, refinished, or installed. 

If you had your own cash going in to cover all costs that would be a different story but considering you have no skin in th egame you are also too high risk.

Either get a really good carpet cleaning company in there, someone who leaves the carpet pretty dry when they leave, or take it out and put down hard flooring. 

Another issue was he wants the deck stained because the boards are dry and cracking on the decking boards and the sides of a screened room. 

It’s clean, doesn’t smell like mold, feels nice and dry.

I've engaged similar discussions, I was the partner to bring finance, although it didn't work out at the end.The thing I wanted most as the finance person to make sure the operator/developer has skin in the game, that he will make money or lose money together with me.I'd love to hear what kind of arrangement you end up with.

I believe that all partners should have equal skin in the game.

Even if you get a HELOC, you'll be taking even more meat off the already dry bone.