The tenant is applying for assistance through Leaven, which requires my approval for them to be accepted.

May want to dig further into that if it applies to you.  

There are only a few things I remember, First off there was a lot of great information that would apply to me now regarding construction.

I shared my thoughts on the term in a discussion elsewhere as it applies to my market in Fayetteville, NC.  

After the window replacement, some cosmetic work, leveling, and rewiring the house will be livable and ready to rent.My question is after I finish establishing the new LLC and have the property transferred to it, how do I apply for a line of credit to afford all the work to be done?

You can simply have your partner apply for a Refinance on his own.

But I'm wondering if their formula even applies to this market since according to Airbnb most people are booking more than 30 days out for the Smokies?

Of course, you need to apply and actually qualify. 

For now, work, build your credit, get 2 credit cards (long-term, this helps your credit score as there are more accounts you are paying down).You could find an investor, use your money for the down payment, split profits 50/50 You could also apply for an FHA loan, have your mom co-sign with you, put up your own capital and proceed from there.

If she's not telling you why she stopped paying and she's not applying for assistance, then I suspect she's just taking advantage of the situation and stealing free rent.I would contact an attorney today to see what your options are and start the process.