It was pretty simple to do.

Stop the blaming game and the scarcity mindset, there are plenty of deals to go around. good all around post.. only thing I slightly disagree with is having your agent look at every deal your looking at.. that would have the agent bogged down with busy work.. the investor should know what a deal is by just the big numbers.. they dont need to run calculators on simple rentals use 50% of gross income for expenses to start.. if you do better fine .. but if it does not cut it 50% or a little lower then its no go .. and on to the next.. 

Add all adults to the lease and make them 100% liable for all terms and conditions, regardless of who is paying.You can create a new lease, but adding tenants can be as simple as having them sign the existing one or typing up a short addendum.

Can someone recommend a VERY simple app or software program for analysis and bookkeeping?

This seems simple enough and I could increase my umbrella coverage limits for added protection.

Simple answer, yes she could. 

It is simple math that the market with higher rent growth will surpass the lower rent growth market with time (such as a long term hold).

Flips can be done pretty easily in 7 days if they are simple and as mentioned with planning or a templated plan 7 days is totally doable even for one that needs a ton of work.That being said 1 day seems unrealistic unless they exclude a massive amount of planning before the project which maybe they are.    

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

think of it as simple arbitrage.