And some investors will be happy with that return on what is a relatively low risk SFR asset they can exit to retail buyers.If cash flow is the most important thing to you, then you may want to focus on things you can purchase all cash.

I'd just use your own spreadsheetHappy to help, feel free to PM me

The Buyer agrees to use commercially reasonable efforts to secure such financing within [Number] days following the execution of the PSA.Closing DateThe closing of the transaction (the "Closing") shall occur on or before [Proposed Closing Date], or such other date as may be mutually agreed upon by the parties in writing, subject to the satisfaction of all conditions precedent set forth in the PSA.Condition of TitleThe Seller shall convey to the Buyer good and marketable fee simple title to the Property by warranty deed, free and clear of all liens, encumbrances, leases, tenancies, easements, restrictions, and other exceptions to title, except as may be expressly approved by the Buyer in writing.Property DocumentationThe Seller shall deliver to the Buyer, within [Number] days of the execution of the PSA, all documents and information relating to the Property in the Seller's possession or control, including but not limited to, title reports, surveys, environmental reports, leases, service contracts, permits, and warranties.Non-Binding NatureThis LOI is intended solely as an expression of the mutual intent of the parties with respect to the proposed transaction and does not constitute a binding agreement, except with respect to Section 9 below.

I offer some of our documents in the BP File Place, available to you for free, look under Other Documents for these.As for the most recent challenge... if you have a clause in your rental agreement about unauthorized occupants, enforce it.

You minimize your risk of being over leveraged, and barely making ends meet with the rental income. 

Feel free to reach out directly with any questions.

The 1031 exchange is only for investment property to investment property.In your mom's case, she probably qualifies for the primary residence exemption and the first $250K of profit in her sale would be tax free. 

Feel free to reach out to me anytime in regards to ground up construction financing for first time investors 

Do not say or do anything that they don't tell you otherwise you risk ending up in an even more messy and likely expensive scenario than you are today. 

Feel free to reach out with any questions.