(It's Blackcat... Too lazy to log in..lol,)

At this point, I'd term. Mom doesnt appear to be willing to work with you and partner up for the best interest of her child.

She does seem to be content letting you deal with it. Not much of a friend in my opinion.

I'd write her a term notice saying you have exhausted all ideas and efforts in figuring this out and have been unsuccessful so you are terming.

Sounds to me like that's the best option for everyone.

Sorry. These situations suck but you do have to do what's best for the group, your business and your sanity.

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