Ideally you would want to transfer the funds you expect to use for the purchase to your new entity for your records to create the separation from personal to business. 

Have you looked into property management options or run numbers factoring in potential vacancies and maintenance?

How do I deal with her and is it a lease violation?

@Vincent WeselakIt’s a good idea to get an estimate for your insurance costs upfront since this can vary based on the property type and location, and it’s a key factor in evaluating your cash flow. 

Additionally, are there any other factors I should be considering when purchasing a duplex or triplex?

Brewerytown and East Passyunk could also be worth exploring.Big projects like Bellwether can boost neighborhoods, but they often take time to show results, so don’t count on them as a main factor.

Ideally, you want something in writing, but that is probably unlikely since no one will want to stand behind a not-yet-final number.

Or is it other factors? 

My ideal location is in the middle so I'm away from severe flood risk, but still 15-20 mins tops to downtown or the beach.  

We have a few markets we target outside of California, but obviously if you want to stay close to home, Sacramento would be an ideal choice.