File a Small Claims Court Action and go after your rent. 

I review the application first and if it looks in order I proceed to the application fee and third party screening.  

Any tips on how I should proceed with this deal? 

(the former homeowner is the borrower) Hard money is possible, but it's so damn expensive that I may as well just sell the house and 1031 the sales proceeds in to a new property.

I sent two registered delinquent notices to her to warn insurance non compliant and foreclosure proceeding at the end of august.    

@Tera Bazen, The only part of this that is critical is that the person doing the 1031 exchange (your mom) takes title to at least as much real estate as she sells and uses all of the proceeds in the purchase. 

It’s one things for hard money lenders to do this but residential In guessing courts don’t love.

Since you don't own the property you cannot make any major repairs or improvements to the property without the owner's consent because if you make repairs and don't pay the contractor(s) then the contractors will file a Mechanics Lien against the property and the owner will be liable to pay the contractors.If you do repairs to the property and you don't own the property the owner can sue you for destroying the property.Should the seller decide he (or she) no longer wants to sell the property because he either wants to keep it, or he can sell it for cash on the market then he will sue you in court for whatever his attorney can come up with and you can get sued just because the contract the seller wrote has some b.s. that makes in not valid.It doesn't matter whether you are right or wrong when  you get sued because when you receive a Sheriff serves you with a lawsuit you now have to make some serious and hard decisions in regards to whether or not you want to pay an attorney $50,000 to $100,000 to settle the lawsuit that often takes up to 5 years to settle in court.How do I know all this?

How expensive was evicting a tenant in MA past the court approval?

It separates business and personal assets and protects your personal assets should someone want to take you to court because of something that happened at one of your properties.