One positive I can see is it could help some tenants boost their credit scores, while also incentivizing them a little extra to pay on time. 

She is in a good position with the contractor who appears to be in direct contact with the tenants in terms of minor fixes as they arise. 

If you find the right property, you’ll likely position yourself for long-term success, even if there’s a brief vacancy period to navigate.

I always make sure that the properties are cash flow positive, but the large bulk of the money I make from them is from the other items (appreciation, debt paydown, tax benefits, etc). 

It sounds like you’re in a great position to get started—$100k saved up and a clear goal are huge advantages.

Did you use a local bank that agreed to a Seller Carry in second position?

Many sellers will not accept this since they are in second position, and it is very risky since if you default (higher probability for investors with no money and/or no skin in the game), they will most likely be wiped out during a foreclosure.

All of that said, nothing you mentioned sounds like you are in a position to evict anyone.

Prises are so attractive but as soon as add the taxes….there goes the positive cash flow.

Gap funding or junior position funding is highly risky. your team has no real money in the deal..