She needs to get rid of the extra plants or you will be forced to non renew if she is m2m or evict if on a term lease.  

If a major life event occurs, such as your company closing, forcing you to relocate, then you are not violating the closing documents by relocating to another area with ample job opportunities.

$20K won't do much, but you might find a local, experienced investor that you trust to join forces with.

I don't own a home and my credit is about 650-700 depending on where we are with current construction projects that force me to use more credit. 

Pursuing a value add opportunity where we can renovate and potentially add beds or baths would be great to force appreciation. 

But I don't want to do this if it's not 100% necessary because then the title company will force me to purchase a new title insurance policy.

The money made out of forced appreciation may not be worth it for most people, but as a guy who also loves some sweat equity there are no shortages of properties on the outskirts of Raleigh that are distressed and are under market value.

Don't force a deal to happen there, and willingness to expand your search and find something good might really be beneficial for you as you look to invest.Good luck!

You should use a FHA combined with a value-add to force some equity into the property right upon move in, while parting with very little cash and maybe using the difference to buy a rental with a typical 20% down loan product.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.