My mother is upset about this all and I'm just trying to keep her calm through this all.  

This needs to be a calm professional conversation followed up in writing. 

You also display humbleness and a calm demeanor, so your good communication skills will go a long ways to creating strong connections and supporters.

You're in that place where you have that sprint energy, but need to be calm so you're ready for the marathon.Ok, now that the mental stuff is addressed, let's talk market stuff. 

@Jamie RoseI would set up a waterfall.

If someone answers the door I always politely, in a calm non-confrontational voice, let whoever answers the door know that I just recently purchased the property and I'm just trying to find out who's living there and have a talk.

The passive activity losses rules under Sec 469 are an area of the internal revenue code that is difficult to grasp and take years to understand for professionals who are exposed to it on a regular basis, let alone non-practitioners.It might be the wiser move to extend your return and interview CPAs/EAs after things calm down.

I build and maintain Koi ponds, Waterfalls, and offer Lake management services as well.

I agree with @Frank Geiger that it would be better to just buy it yourself but that doesn't always work for relatioships.You could treat it like a JV and use a basic waterfall.

I'm really looking for a simple model that give me basic stats like cash-on-cash return, ROE, IRR following a waterfall.