I would figure out a way to get another type of loan and put a little more money down but ensure that you are doing it correctly so you don't have to cross the line with any legalities. 

Assuming I am correct (which I believe I am but consult your tax expert), there is no need for 1031 exchange.This would mean the money obtained via the sell would incur no taxes and can be invested however your Mom desires. 

When the taxpayer attempts to redeem, Shelby County will notify the investor.The lesson: In Montgomery County, make sure your tax sale property is assessed in the investor's name, with the correct mailing address, and DO NOT IGNORE certified letters!!

I would definitely use the calculators under "Tools" here on PB.Very useful!

Just making sure i understood correctly.

@Ron Fletcher like I said before I drive my own truck and that doesn’t leave much time for reading but I have listened to several podcast and webinars I’ve learned a great deal but im not quite sure if my numbers are correct I’ve found a couple deals but I’m not sure if I’m doing things correctly I’ve ran numbers on at least 15 homes and duplex’s and 5 good deals I’ve felt would be good investments both short and long term for my market my next goal would be a hard loan I haven’t had the time comfortably learn about hard loans and loans in general give me a few days 18 hrs in a truck leaves a long time for audio books and pod cast rich dad poor dad changed my preception ofMy life and money i look forward to listening to richest man in Babylon

Unfortunately, underwriting mixed use properties correctly takes a lot of modeling experience. 

Account Closed, you are quite correct.

Verify the the tax sale was done correctly, all parties notified. 

@Mindy Jensen not sure who at BP to report this to but figured you could tag someone on the web team to correct.