I just think they're not as effective as 1031 for tax deferral. 

@Mary JayMary...I think you're focusing way too much on removing the rental activity from your 1040.If you're okay paying a higher effective tax rate on the rentals and materially higher professional fees each year, this is certainly achievable. 

Hey Jayson, Becoming an agent will have no effect on this, just purchase it with a formal sales agreement between you and your mom.

I want to start this journey to financial freedom and the first step was to eliminate my living expense.

It is gross and does not smell great in there but I could NOT identify the same smell.This smell has been noticeable for just over 2 months.Running an ozone generator continuously inside the wall cavity effectively manages the smell, to the point of having us believe it is gone.

I don't allow cats though because of their remaining effect. 

I'm not sure how this will effect the credit and/or background check?

Any suggestions on the most effective way to find a lender or investor who will trust someone with my experience level? 

My strategy has always been to fix em up right in the beginning to eliminate most problems for the first several years making self management easier.

The most effective strategy of wholesaling these days is boiler room sales tactics on newbie investors who saw a 30 minute HGTV program and have decided to become a house flipper.