(and they are similar)It seems like the current players are avoiding the "little guy".

The day will come when I or someone like me will be competing with you for a listing and we will win, if for no other reason than we appeared to be more professional.  

If active, get involved locally w/meetup groups and start finding the players that are making it happen, you bond with and have good credibility w/n the groups.  

In any case I doubt your mom is competent enough to run this operation, so look to sell it asap

I believe the original note was either written or reviewed by a competent attorney when it was created.

Trust that they'll give these deals away instead of competing.

Hi @Peter Botz,It's more that no listing agent will tell their client to take a 3.5% down FHA offer when there are competing offers with real down payments. 

South Dallas can't compete with this level of investment.

I would highly recommend you reach out to other investors in the state where your properties are located and get referrals for highly competent real estate investment/small business attorneys, and CPAs that know real estate, and determine what is best for your situation.

It is hard to compete on the MLS without using 25% down conventional financing in Everett right now.