You could consider house hacking to reduce out of pocket expenses.It’s definitely an appreciation play not a cash flow play but with the federal government here appreciation is consistent - you won’t get super high appreciation like some places but also don’t get high depreciation as well.

I'm really interested in see how the "Local Agent in Charge" plays out and if they really do go after agents / brokers if the property owners do not comply. 

What do you think would legitimize getting into buying LTRs despite the market?

So you have 25k to play with right now, not 40k.

This is where the power of leverage comes into play.

I guess I always played it safe because of the security blanket it offered me.

Having a "legitimate" management company not only helps me operate efficiently but also looks good when presenting to lenders and potential partners.

What role does being named "Additional Insured" play within the context of a Lender?

And on top of that, I’d be paying rent or a mortgage somewhere else.I understand real estate is a long-term investment and that appreciation and equity plays a role, but losing money month after month, even post-move-out, is hard to justify.

If she wants to play in small claims court and waste everyone's time you can't stop her.