The person said they would be willing to talk to me about the house in a few months.

The process seems daunting and overwhelming, and I am not confident I will put the time in to talk to sources, analyze, and find properties for investing purposes. 

Make sure you check the local ordinances / zoning and talk to the local administrator to see if you can do what you are planning.

Same thing as Bankrate for example they use a very specific model to price those rates and scenarios like 740 Fico, 70LTV, 15 year term and the APR is never really talked about when it comes to margin and points charged.So when your fico score, LTV, loan size or DTI deviates from that very specific loan scenario then they say in all websites required by law "rates are subject to change" hint hint! 

My buddy Mike, for instance, found his first investment property through a tip from a local barista and talk about being at the right place at the right time.Regarding your credit score, while higher scores can open more doors, I've seen folks make strides with scores in the mid-600s.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

You could find your local wholesaler ( basically what a land flipper is) and ask about what CRMs they are using and also talk CPAs.  

For me, what was talked about above is nowhere near close enough for me to judge or provide an opinion on someone as just because someone changes their name (we have done it several times for different entities) or someone could be co-gp or LP in a deal but not in the limelight) does not immediately set off my radar of "omg this person is not legit or a scam artist". 

Finding an investor-friendly agent is key and they should be able to help you with 1-4, I'd say talking about those questions you asked would be the perfect thing to ask any potential agents you interview! 

Alternatively, yes you could sell, pay taxes on the gain, and use the proceeds to help your mom directly.Would suggest for you to talk to a CPA and a 1031 specialist to confirm your best move!