Plus its a non stop location for tourism Summer Camping, White Water Rafting, Rock climbing, 4 Wheeler/ATV, Hunting, Fishing.Winter - Ski, Snowboard, Tube, Ice Fishing, Hunting, Winter Breaks away from the Heat etc.

And if they see a huge red flag, then you'll feel ok about ditching the deal.And don't do this again, waiving contingincies is for pros.

Is this a major red flag of her professionalism?

I agree on all the points you’ve shared and definitely use them for my research.One question I wondered about was if people care about political affiliations (red/blue area).

not saying that's you - maybe you're in a strong financial position and ready to rock and roll. 

Yeah here mixed reviews of investing out of state, from what I hear have to have stellar rock star of a team and property managers you can trust. 

Like pert near anyone in our bizz you do have bummers each year myself I wholesale them off when i do have to take one over.. or i might sell them on my 0 interest short term owner finance program .. which creates some rock solid paper given the assets usually need a lot of attention at that point.. for the speculation I had 2 long term land plays one paid off after 22 years of owning it for a 100X multiple  yes 100X  :)  And the one i currently have that the new CHIPS act could create a huge win for myself and partners..

New mold resistant sheet rock and proper ventilation (we crack the top of the window when showering and run a dehumidifier) will work well 

We were helping a friend renovate a house which had been home to a heavy smoker: one room was so bad - owner had smoked in the same chair for 30 years - that we had to replace the sheet rock on the walls and ceiling.There have been some studies in the past few years showing that the chemicals from cigarette smoke, even when encapsulated with paint, eventually come to the surface exposing future residents, in particular young children.  

I get my "rock bottom" cabs from a local lumber/Ben Moore/True Value store.