In some states they refer to "powers" while in others they recognize "enhanced" life estates. 

When we replaced a side yard fence with a lattice top to make our property look nicer, we paid for it in it's entirety, getting authorization from my neighbor ahead of time. 

I recognize there are a few options at my disposal.

Construction 4. building plans 5. city permits (zoning and building) etc and you or anyone else may be saying : well you are not going to do all of those... you are not... but you need to be able to recognize when people are over changing you, or not doing enough work for the money you have paid them already... etc You have to  be able to assemble teams: realtors, contractors, architects and drafters... or work with someone that can plug you in with their team. the list goes on. 

When presenting the offer (with the proof of funds), I think we will have my bank statement, my mom's bank statement, and a letter saying my mom is authorized to fund the deal? 

But keep doing what you're doing and they will come, just be ready so you recognize them and don't hesitate.  

How I have handled issues like this, is I have mentioned to the tenant that they need to call the appropriate authority if someone is breaking a law (leash law for instance).

Do it the old fashioned way:  Go online at the local tax authority website, copy down names and addresses of homes you are interested in, and snail mail a personal letter stating your interest. 

I’m sure you’ve heard the definition of insanity before (doing the same thing over and over but expecting a different result)...It’s my hope that, next time a shift is required of me…I recognize (and accept) that sooner…So that success feels more like swimming downstream…Versus summiting a 14,000 foot tall mountain!

The Austin City Council and the Capital Metropolitan Transportation Authority have put the city on track toward a nearly $10 billion transportation overhaul, including three new light-rail lines.A major component of the 30-year plan would be the addition of three light-rail lines that would snake throughout the city.