My mothers credit is still in the tank at around 580 and her only income is 900/month in social security. 

For Fix & Flips 90% PP 100% Rehab - There are 100% financing options as well if you can secure a property under 65% LTV

Trust me, it's way easier getting financing, and it's nice having the security of some income coming in initially (not to mention health insurance if you're not covered under a spouses). 

I completely agree with Account Closed  "We won't be able to renew your lease after xx/31/xx." with a reminder that they are still responsible for last month's rent and if they leave the apartment clean and damage free they will receive their full security deposit back after move-out.No reason to go into details.  

A lot of people say oh you always need to personally guarantee because the lender wants to minimise their risk but I know it’s possible.Is their loans secured by the property as long as it cash flows and is at the required DSCR such as 1.25 or above?

Have you secured any properties via the auction method?

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

I have regular security agreements, promissory notes and transfer the titles with liens attached to them.

., so you may find it difficult to secure an assignee if the contract is poorly drafted or your ask price is way off.1. 

Ideally, the loan is secured via a promissory note against the one of the properties.