It seems like Turnkey properties can make it easier to find a property to cashflow, but the upside will be limited compared to a property you find on your own.

To further complicate my situation, my hours are long and unpredictable, and my internet capabilities are limited.

I may have missed information from other posts that would add clarity, but with limited information for the happiness of your relationship with a loving mom, cut the cord and go find your own money.Why are you borrowing a down payment anyway?

So the second point is these guys just want to get paid and limit themselves as best they can.   

you'll come to find out that your claims does not limit to just re agents.  

Seller might have 6,000 for a policy but that is because they own multiple properties and reached  a policy limit and to insure one more is just a little bit extra.

You can work with a reputable turn key property provider, or very knowledgeable local real estate agent who also is an investor.Note that the great majority of real estate agents do not work well with investors because they simply don't understand investors and their needs; and they are usually limited to properties on their MLS ( which often is not the source for the best deals).Having invested myself out of state since 2003 I've come to learn what to look for and can talk about this extensively.  

Only an attorney can give you legal advice for your specific situation.In general an LLC  can help limit your liability.

Great reminder as to the fact that there are no limits to our abilities.

One of the reasons we want to 'limit' ownership is because we make 30%+ on the cash out refi, which isn't actually income.