Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

Pricing higher than a bank ( if you can actually get a bank to lend you money in the first place)2.

You are losing money on both properties. 

But the banks pocket that money.

This is true for all private money lending situations..

Is it hard money loans, angel investors, etc?

Does anyone know of a dscr lender that will allow for seasoned money for a down payment and a really good property manager in Ohio specifically in Columbus, Cin, and Cleveland?  

I fund their deals 100% they make money I charge nothing up front I only make money when they make money we get paid the same day off of the HUDs..

Put some money in rehab.

@Dean Hendricks not understanding why your lender would allow you to spend money without having verified you have the cash to close?