She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

Looking to get into the BRRRR game and trying to estimate how much renovations will cost for an average distressed 2-3 bedroom home roughly 1200 square feet or less.

One tip is to start looking into meetups to connect with investors / others in the REI game (in person/online).

I think real estate investors in the game just become confident as to handle new challenges and they call that being experienced - Just like parenting: you think you are experienced with changing diapers, but the child is growing-kindergaten-grade one-baseball/soccer- soon teenage and the jazz goes on - grandparent

Ramsey, your game plan seems like a great idea.

If you understand the math of it all it should come very clear, the game is NOT best played (1) buying in all cash, (2) buying and sitting on a property for decades on end. 

Others noted that the appreciation play could make it worth keeping, I tend to look more heavily on appreciation since real estate investing is more of a long term game.

Common syndicator game of throwing out huge returns when other funds are going under because they want you to only look at that shiny number and not what their past performance has been

All depends on what your goals are and what market fits your game-plan/criteria 

Then you hire a coach to accelerate your learning and take you to the next level.Using a sports analogy, it would be foolish to hire a basketball coach if your intent is to play pickup games every Saturday for fun.