Does the buyer pay insurance, taxes, maintenance, everything over $500 in expense etc.  

Most lenders use boiler plate documents for their loans.

Plus you will have to lock down a contractor who is licensed, insured, etc which can be the biggest headache of all.

When my buddy loans me a few bucks, I don't have to notarize 10 pages of documents to securitize some RE.   

I am working on putting together a document to show my mother the numbers on the property. 

I would for sure get ahold of some reliable licensed insured and bonded contractors who are knowledgeable and can provide you with previous work experience and call atleast 5-7 references.

In my experience of 2016, here is what happened:Month 1 and 2-  A lot of uncertainty due to local regulation, FEMA, flood insurance. 

Their priorities, focus, and models of investing  might match up better with you.I loved this article today (yeah it's click bait and fluffy as all get out but it demonstrates for me the true power of real estate investing over the years) -   https://www.msn.com/en-us/news/politics/kushner-paid-no-federal-income-tax-for-years-documents-suggest/ar-BBOkaOq?

The main benefit for VA over an FHA loan is 0% down required and you don’t pay monthly mortgage insurance, which can add up to quite a bit in the long run.

Details: Purchase price: $50,000Loan amount: $40,000Down payment: $10,000Interest rate: 6%APR: 6.404%TIP: 116.332%Monthly principal and interest: $239.82/monthEstimated Taxes, insurance and assessments: $292/monthEstimated total monthly payment: $532Estimated closing costs: $8,247 (+$10,000 down payment)Breakdown:Origination charges: $950Appraisal and all title fees: $1,862Recording and transfer taxes: $800Prepaid homeowners insurance and interest: $697Initial escrow (2X months Homeowners insurance + 12X months $250 property taxes): $3,000Other (buyers personal attorney fee $450 + Title-owners Title Ins $405): $855Thanks again so much for your time and input.