Regarding next steps, I agree that the best way to approach this would be to have one person act as boots on the ground and the other person handle the back office related items.

Keep detailed records of repairs, improvements, and rental income, and consider working with a CPA specializing in real estate to ensure you're taking full advantage of deductions and strategies like passive losses, home office deductions, or even the Qualified Business Income deduction if applicable.Good luck!

I would speak with a loan officer to get an idea of what I would qualify for with that level of student debt. 

I use PhysicalAddress.com for my office mail and they offer a registered agent as part of that. $9/mo.

The withholding can also be stopped altogether, and only actual taxes owed will be collected by filing form MW506NRS at least 21 days prior to settlement and filing it with the Comptroller of Marylands office to get the exact actual tax owed calculated. 

It got so bad that we even called the appraisal office to discuss.  

Her income now is SS of around $2400 and a basic 40hr office job that pays all of $17/hr, but she is retiring with this move.

Combine those factors and start thinking of nightmare scenarios, because they are very real and you must be proactive in policing against there potential to occur. 

I had a call with a loan officer yesterday and I am very intrigued, but haven't heard much in recent discussions for this product or found anything in the search bar for this bank. 

You will get some of these as well (This inquiry was for one of my 1500 SF 2 Bed + home office units)..... but by no means does this investment strategy warrant paying for a course.