Lost and Confused

Hey there - I'm a beginner myself, and although I probably can't be too much help with your question, I can tell you that if you don't stop, keep asking questions, and stay positive, you'll find a way to do what you want.
This may sound "corny", but it has worked out for me. I never thought that I would be able to find investors to give me a down payment on a property, but they're here now.
Just keep going - do something every day - network, make calls, read, investigate, try things that seem silly!

Best of Luck.

If the house your mom gave you is accessible, move in and make your new residence. Now the property is not considered investment property and you should be able to get an equity loan on the house.

Well the problem with that is my mom already has a renter in the house which is in NC and I stay in VA.

Thanks for the response because it's good to have someone giving you positive responses to help you on your way.

If your having trouble with a mortgage, try a construction or home improvement loan, they are usually cheaper in percentage

You may want to try a local lender in NC where the property is located. Lenders that are comfortable with their local market may lend on the property even if it is an investment property. You could also offer the NC house to the lender who is financing your next purchase. That way you won't need any cash for the down payment by using the equity in the NC house.