Krystal:I don't want to add to your concerns, but we all have to face this issue sooner or later.Your Mom might have to go into assisted living at some point, and the government programs that provide payments for that $5,000/month expense will require that she not have any marketable assets over a certain amount in order to qualify.What I'm saying is: you need to get that house out of her name and into yours.And once you do, there is still a waiting period of a number of years before she can qualify.  

They seem to be the most friendly to investors, due to less regulations.

The government takes the position that you own $400,000 in assets and as long as you reinvest and remain fully invested at $400,000 you can defer all of your taxes, but when you either trade down or pull cash out you will begin to recognize and pay your taxes. 

The other issue, is you are tied to the market in that if you become upside down on that loan (and yes, it is possible even at 75% loan to value - I have been there), you have no exit strategy.Keep in mind that when you go to sell that property - you're going to share about 20% of the value of that property with the Federal Government and with your State Government (more in some states, less in others) in the form of taxable capital gains. 

Just make sure you talk to a lender who knows their way around the Fannie/Freddie regulations.

Investment companies with more than 3-4 owners could raise flags with the CRA and provincial securities regulators.  

Issue can include land locked vacant lots, condemned or demolished houses, other government liens popping up, flood damage, fire, etc.  

The best recommendation I can give you, is to either call every bank around (since each bank's money is governed differently by their board of directors each bank's portfolio loan will be slightly different) maybe you'll find a loan with better terms at a different bank  OR  go the conventional route and quit claim that bad boy.  

The zoning is now a very workable issue if you do it right thank to some (sigh) more government regulations on Fair Housing.

Apparently, since the crash, the government made some rules about how much lenders could charge in relation to the total loan amount.