We are both currently single but will be getting married to our respective significant others in the next year or so.

And if she has, then hopefully you will get to form a good working relationship with a new agent, one who who is professional enough to respect her choice in lenders and happy that she’s already got everything in place to make an offer.

I came to be reading that book / be on this website by way of the two BP podcasts, which I found from ChooseFI and FIRE Drill podcasts respectively. 

Personally I'd probably professionally and respectfully point out that she is full of BS and ask to see the quoted law she is referring to for your future reference....then let it go......take the partial payment, and start marketing the property.

(I will ask that, out of respect for our current tenants’ security and privacy, to please wait until your showing appointment before walking the property.)If everything above is agreeable to you, let me know your availability and I'd be happy to take you through the apartment.

@Joel Owens , please don't take this the wrong way, as I respect your knowledge about commercial spaces and the amount of information you share here. 

I’ll start with Actual Cash Invested, then Cash Flow and finish with CCR.Actual Cash Invested = $17,800 Purchase price + $2,500 Closing costs (Realtor and Inspection) + $10,000 Initial Repairs = $30,300Gross Scheduled Rent = $700 Monthly Rent + $0 Other Income  * 12 Months = $8,400Annual Pre-Tax Cash Flow = $8,400 GSR - $0 Vacancy  -  $3,600 ($300 Operating Expenses  * 12)  - $1,666.50 Annual Debt Service (HELOC Interest only)  =  $3,133.50 ($261.12 per month)Cash-on-Cash Return = $3,133.50 / $30,300 * 100 = 10.34%These results using your numbers are respectable.  

With much respect, even if I gave you a directory, it may not get you far. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.

Show some respect, and perhaps enroll in community college to brush up on your English grammar and writing skills.