AND its some what difficult to buy a list of preforeclosures and get any  campaign to them since they are on a 4 week cycle till the auction. 

A real estate professional can use real estate losses to offset W-2 or other income, but you would need to meet both the:1.750-hour rule – You must spend at least 750 hours per year in real estate activities.2.50% rule – More than 50% of your working time must be spent on real estate.Since both of you have W-2 jobs, it might be difficult to meet these requirements unless one of you dedicates significant time to real estate.Another option could be buying multiple rental properties.

However, if the LLC is purchased, that purchase is NOT a recorded document, and hence more difficult for a lender to ascertain, as long as the warranty deed itself is not transferred and recorded. 

It turns their negative review into an opportunity to educate the public on how we deal with difficult customers, which reflects well on us.

My mom has poor credit and about $30k in revolving debt, so it would be difficult for her to qualify alone.We would both prefer to hold the property, but the risk of tight cash reserves is concerning, especially if the rehab costs exceed our budget.Legal ConsiderationsIf we decide to proceed, we’re also weighing how to best structure this deal:LLC and DSCR: Would it be better to put both of us into an LLC and use it to apply for a DSCR loan?

It’s far more difficult to form the HOA, obtain the approvals and new tax ID’s than it is to extinguish the existing one and would advise against it. 

It is difficult to cash flow in most major cities2.

But now, with interest rates climbing, my concern is it's going to get more difficult to sell anything. 

I'm in CT, which is also a difficult place to be a landlord (although I talked to an investor here and he likes CT, so it's all perspective really). 

I think I have a good but expensive system of finding the sweet spot of ADR / Occupancy, but I think that is the most difficult part nowadays.