But that' doesn't excuse a sloppy in experienced QI who is about to cost you more than you're probably saving by using them.There has been a convention for the list and how it looks and has evolved in the mainstream QI industry. 

So positive cash in the end minus sale costs will probably be about $25,000.My question is about whether to Refinance it with a conventional Fannie Mae type loan or to keep it at the private financing I already have?

But 1 or 2 years down the road I would like to refinance the house into my name on a conventional loan and take my mom off completely.

Generally speaking this is tied to streamlined refi for government backed loans (VA, FHA, USDA), where you can refi an existing loan into a lower rate without much hassle.I think what you are referring to is refi from a VA into a conventional (Fannie/Freddie) loan to free up your VA benefit.

. - tanent pays all utilities - low maintenance property cons:- number of bedrooms dosen't match with city records,  city shows one less bedroom and 1 more bathroom, might be issue in conventional mortgage ?

Conventional How did you add value to the deal?

Or could we just refinance into a conventional loan only in my name and take her off title.

Conventional loan.

Availability of conventional financing, interest rates, etc.

fha mfh owner occupied 3% -10% down rent one of the units out while living in it ( house hacking) vs conventional non owner occupied investment 20-25% down. requires 6 months of reserves and funds must be seasoned for a minimum of 2 months also. my first property was out of state investment but if I was staying in the same state as my property I would have done fha 3-5% down to save on my down payment