Ideally it should be sold and the money used to support mom in a retirement seniors living facility until she passes.

@Mitch MesserAnything with a 15-20 mile radius of downtown is ideal.

Ideally I was hoping to find something with 5% or 10% down. 

A 12 year  HELOC is ideal for me. 

Ideally a property would cashflow when you take out a refi at 70% ARV but what if it does cashflow but only if you take out 40-60% of ARV for example?

What I understand from my nascent research is that one should ideally form a legal entity (LLC  etc) to buy any investments to protect personal assets from any lawsuits but I am curious how many actually do that because it comes with an added overhead.

The bank I deal with does commercial mortgages for 15 year adjustable every 5.  

Obviously higher the limit with lowest rate is ideal but that's probably something I didn't even need to put here :)My Credit Score is ~750 and my average W2 over past couple years is ~200k.

So, for your case, an SFR property manager isn't ideal (although, if you speak to one, they will probably tell you that they can handle larger properties). 

@William Kyle Walker I think we need to take a step back and as you - who is your ideal investor client, or what is your investor avatar?