Make sure they understand how it benefits them- makes them more comfortable since there wouldn't be a draft caused by the door, explain that a rise in heating costs this year translates into increased rent for them next year.  

If you still are comfortable with these numbers than pull the trigger. 

You can use an FHA 203k loan which is a rehab loan with a higher interest rate that is designed for properties that need significant amounts of work.

I have purchased cash, no contingencies in the past, so I'm comfortable and familiar with the situation.

All units are 4 bed / 1 bath with 10-12 designated parking spots.

As far as having your mother as a paying tenant, i don't think anyone can answer that one for you, that is something you need to feel comfortable doing.

If you are comfortable with that real world risk and are poised with a valid exit strategy, go for it.

@Billy Gullett  go meet with your local HML create a relationship.. do not do phone or text do it in person.. show them what you have and where you want to go.the reason you want a local guy that knows the market is that after usually a few deals with them they may get comfortable to give you 100% financing..

I earn a comfortable six figure income.  

https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)https://www.biggerpockets.com/renewsblog/2015/10/15/bp-podcast-144-getting-out-of-your-comfort-zone-and-kicking-butt-at-real-estate-with-danny-johnson/ (wholesaling tips)https://www.biggerpockets.com/renewsblog/2014/10/09/getting-started-real-estate-wholesaler/ (BP Podcast 091 Wholesaling)https://www.biggerpockets.com/renewsblog/2013/10/31/wholesaling-podcast-mike-nelson/ (BP Podcast 042 - wholesaling)https://www.biggerpockets.com/renewsblog/2013/08/29/flipping-wholesaling-plan-sam-craven/ (BP Podcast 033 - wholesaling)https://www.biggerpockets.com/renewsblog/2013/04/04/wholesaling-podcast/(Wholesaling & marketing)https://www.biggerpockets.com/renewsblog/2013/08/15/wholesaling-business-lamar-cannon/ (BP Podcast 031 - wholesaling)