If I'm flipping, my discount needs to be deep to create a spread. 

I would use the funds to buy at deep discounts (60-70% LTV) and then wrap with seller financing.

If your going to pay 50% at least have her go over there and do some "deep cleaning" that may not be included in standard turnovers.

Unless you've got deep pockets, a thirst for the edge, and are lawyered up it's probably not something you want to attempt. 

I plan to use the 10k Club to make money by being a bird dog for times when I don’t want to go deep into the process to make a profit.

If you are interested in these options, reach out to me and my team can go deep with a couple of our lenders that offer these programs. 

There might be a pathway where you can hire a better PM (easier said than done) who gets better tenants and you can stabilize the property and catch your breath.

 @Puneet Mahi as others have stated, I would do a deep dive on the markets inside each state to determine where you could have an advantage AND where your family would like to live.

Wow, take a breath, based on what you wrote here you've earned it. 

I also have this same question about a Multifamily deal we have where we will need to purchase land before approvals.. you’d think being in this as deep as we are we’d know this answer but, it’s actually proven to be a pretty difficult thing for me to come across even with speaking to several people in the industry.. my own mother is 32 year lender.