It can be physically demanding and as I age I know that I’m not gonna do this for another 20 years!

With the supply shortage of great houses, you'll have to put more down to create that intrinsic property.Very rarely are physical assets, especially infrastructure, intrinsic from day 1 at the highest leverage available.

Getting started with virtual wholesaling can be a lucrative way to break into real estate investing without needing to be physically present in the market you're targeting.

A cattle guard was going to be my other suggestion, but I'm betting those are pricy.

., I will show the the physical location , concrete structure we do, money spend on HUB , money Made on HUB (next time ask to show HUBS those are public records and will not interact with the law) We have a book with all deals made in the community ... and you check, verify every single transaction!  

I take all of the tenant calls, do all my own taxes and do almost none of the physical work.

Your best bet to pricing the unit right is to look at the comps and see how fast they've been renting. 

@Andrew CarlsonSounds like she’s running a business and I bet that’s against your lease agreement.

I have also bought from a neighbor and such but unless you have some boots on the ground, your best bet would be finding a realtor you like and/or search the MLS. 

Some sort of management courses would also be useful RE is not only managing a physical property but tenants, handymen, skilled tradesmen, etc.