I don’t have any other hesitation other than the total income they receive from their jobs not being sufficient (at least 2.5x the monthly rent), but should I consider the six months advance rental payments knowing they will have access to additional income made from the sell of their home?

The United States has vast natural resources, far more than most nations on the earth - the yuan's value lies largely in labor, innovation, and intimidation.

She's not your investor partner, she's a realtor, and it sounds like she usually sells primary homes (like the vast majority do). 

Then you manage the property for a year, at which point you should have sufficient documentation for a bank loan, & pay off the seller-financed loan.

The Vast Majority of workers will have to cut down their hours or not work.

Our income is not sufficient for us to take care of our family so we would like to get into real estate to help us build wealth for retirement and college funds for our kids.

Hi, I have an excellent credit history and I already have sufficient credit cards.

Liability and umbrella insurance policy should be sufficient.

On this 4-plex, I made a full price offer with no buyers side commission payable, title insurance and closing costs buyer paid,  no appraisal contingency, and sent a copy of bank statement showing more than sufficient funds for cash puchase (account number redacted) with a 12 day closing and an inspection clause.

@Thomas S. is correct. the need for an LLC is vastly overblown.