TIC's are more suited to sophisticated investors and you could get in trouble for trying to circumvent the Subdivision Map Act when dealing with residential property. You could split the units with a condo map, but thatâ€™s probably out of reach also. It could cost well over $100,000 with no guarantee of success. The best thing to do might be just to leave it alone. If you need a place for your mother to stay and you need money you could write her a lease, adjust the price and sell it while still guaranteeing her a place to stay.