The 1 percent rule is monthly rent over purchase/all in price so down payment doesn’t affect it.

A gift above $15k per year without proper paperwork filed against her lifetime estate will result in her receiving a 55% tax bill.  

You have an HOA which is an uncontrolled cost, high property tax, and give 8-10 percent of gross rent to your pm.

I'd chew on and stabilize the one for a little while unless #2 is a once in a lifetime opportunity. 

Depending on the company that produces the shingles you purchase, it satisfies a transferable manufacturers warranty to cover the roof for either 25-30 years (most companies) or lifetime (if using GAF).If you're installing something like a metal roof, that comes in sheets, that can go on top of an existing roof to help with sound dampening, prevent leaks, and increase insulation.I hope this helps!

Is it ever advisable to not pay 20 percent down even if you have the cash to do so?

(And the first taxes you’ll owe if the property is worth more than $15k unless you have your cpa allocate the gift against your lifetime exclusion.) 

According to Freddie Mac, the average 30-year fixed-rate mortgage rose 0.10 points this week to 2.73 percent.

I.e. 50% progress is a no-no, as is any percent based draws.  

Private money loans are typically set up between 8-12 percent.