For the single family homes near the beach, they are really small unless it is a community with more amenities than most. 

What kind of return should we even offer?

I focus in all new construction where full return of capital is the value. upside for single family and multifamily new construction and developments. value add at every piece of the project. hard to do that with existing inventory.

And they are a small single location handful of people Boutique Brokerage.

But now seems like she is still not going anyway even if the leaseback is over. 

Investment Info:

Single-family residence buy & hold investment.

Home Paid in Full and will become a long-term rental.

I'm having a hard time seeing if it's allowed for me to essentially manage the renting of my mom's single family property.

There are 3 Fourplexs, 1 duplex, and the rest are single family.

A our most expensive items were AC units (I have yet to spend a single dollar on our tile roofs.) and they could be paid out of the current months rent.

It all depends on how heavy STR are in your area and if you want to do more than just break even.