Creative Solutions to Cash Purchasing / Investing

[Mark Bills]

Aloha BP World,

I am seeking some creative solutions to some challenges, below are the facts of the situation and I am hoping to get some ideas from the community.

Goal - To get my mother a mortgage in her name

Challenge -

My mother has cash on hand for a home purchase (six figures)

She has been furloughed so she cannot qualify for a mortgage in her name

I currently have an FHA loan in my name and I need to stay in my duplex for 1 year at least

I live in Washington state and she lives in New Jersey

I am looking for ways to utilize the cash she has on hand where I could either purchase in my name and then rent to her, but ultimately we would like for her to have her own mortgage

I was really hoping I could find a program with a smaller downpayment such as an FHA @ 3.5% down or up to 10% down to maximize the amount of doors we can buy with her cash.

Alternatives:

We are open to investing some of the money in real estate deals / partnering