For the most part vs focusing on a specific neighborhood or two I would say keep you options open to all. 

It has cost many people including myself a lot of unnecessary money and still is because you deal with the tax portion of opening unnecessary LLCs recommended by supposed professionals. 

Expect to remodel kitchen and baths and put new floors down, paint, knock down a wall to open the floor plan. 

Quote from @Denise Brown-Puryearise Brown-Puryear: Quote from @Jamie Bateman: For full disclosure, I will say that I am a partner in a brand new loan servicing company that just opened its doors.

Here’s my recommendation to get it under control: For a quick fix, start by sealing up any gaps using acoustic caulk around outlets, baseboards, or other small openings.

Since this is my first project, I’m very open to any advice or suggestions—especially regarding potential obstacles I might not have considered.

If you're open to expanding your search, Columbus OH also has positive cash flowing deals at an affordable price point - $120k-$180k. 

If there's anyone else from my neck of the woods, I'm wide open to learning how to navigate this niche.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

I am looking for any recommendations on how to properly scale this idea over the first few years conservatively and not wanting to over use leverage and debt by starting small in duplex and being open to triple/quadplex in the future if the right opportunity presents itself.