This is rent minus mortgage PITI and property management fee 10% (I don't include capital expenses in that calculation since I already set aside a reserve fund and the HVAC and water heater are 5 years old.

So double check with the county on any of those requirements if any.Where does the water come from?

She likely can turn to legal assistance for tenants rights, especially if she’s taking care of a handicapped son, so be prepared for resistance.

I think I will be buying a bunch of detectors, but I don't yet know what "tamper resistant" means for a sealed detector.

Last week, we had an issue with the plumbing in a home we sold.The buyers moved in, used the water, and some areas of the home started flooding.We sent vendors out that same day to investigate and fix the issue.

Was it painful when water heaters had to be replaced or tenants skipped in the middle of the night? 

So having some financial modeling background I could not resist any longer. 

We have water and gas to heat water and run stove.

TIARV Park AND Self Storage~4 acres, commercial for $120K (google maps link)Pros: In city, city water & sewer nearby, city allows both rv park AND self storage in Commercial zone, ~$50K worth of timber on propertyCons: Neighbors nearby, traffic visibility not as good here, land needs to be logged/cleaned up - not a big deal reallySelf storage constructed probably out of shipping containers~3 acres, industrial for $135K (google maps link)Pros: clear flat land, higher traffic count between the coast and I5, seller will carry loanCons: zoning does not allow for RV Park, city services unavailable

Here you can test the waters with 3.%-5% down, have your own place, and then see if you want to continue investing (chances are you will:))