Their real value as I see it is their likely buyers list, funding sources, and networking capabilities.

A 45 amp breaker (x 80% = 34 amps) would just be sufficient, but it would be cutting it close. 

I don't have sufficient funds for a down payment to purchase and also rehab.

In California, a Will is not sufficient to avoid probate and the assets would need to be held in a family trust or in joint tenancy to avoid the probate process.  

Hey @Brian H. we run a 100% all cash private money fund based in Charlotte, NC.

I'm going to be doing a 1031 exchange on a property I own and I was curious if it is possible to use some of the funds to do capital improvements on the property(s).

If you are going the conventional route, you can avoid the gifting requirement by seasoning your mother's funds for 2+ months. 

An agreement to get paid back if it doesn't close will only protect you if you go to court, and if they would even have the funds to pay you for it.

You could even just put it all into index funds.  

Because it's hard to find much that will cashflow in the area (and because I'm bullish on the area overall), as a buy and hold investor I'd probably keep it, and get a HELOC to hopefully fund another deal with.