You simply need to find out why it is not selling, decide if you can work with the issues and offer a price that works.99% of properties that do not sell in a reasonable time period are overpriced.

Simply ask them what is it they do and how have they been successful, or what have they learned from an experience that has gone wrong.  

Yes its my understanding that you can simply move in after section 8 moves out, section 8 is guaranteed direct deposit by the government... so not a bad income stream 

Do not dismiss the "encouragement factor" that you will derive, simply by being around people who are already doing the exact same thing, that you are trying to do.  

If you get lucky you may be dealing with a hobby landlord or simply negligent landlord that has not keep his rents at market.

Sometimes, it's simply "over-priced for its condition".

Such a vehicle is designed to operate from a tax perspective exactly like any other IRA, and simply opens up your investment choices to include things like real estate.  

Is it simply just an I.O.U. and keeping track yourself of who you owe money or does it still require to undergo written contract agreement?

Your mother could simply pay you as an independent contractor as well and provide you and the government with a 1099.

Either the market sucks that bad right now, you aren't really the crown jewel, or the area doesn't care abut or simply can't support crown jewels.