One CAN figure out approximately how much a property sold for even if it's not listed in the records:  extrapolate the transfer taxes (state/county/city) and multiply out.Just an aside:  I remember back in the day when the appraisals were coming in short in an appreciating market (something like we have today) we would ask the buyer to pay MORE money for the transfer taxes (no law about not paying more taxes) and it would help show a higher "sales" price and help 'push' up the comps--not recommending you do that now--much more data available for all eyes.But I would recommend that you buddy up with a like-minded realtor, and work out a mutually beneficial arrangement so you can get the info you need, and they can get listings, sales, referrals, etc, that they need.Better yet, get licensed yourself and get to know the business from the inside out!

Sounds like the house hack might not be as beneficial to me as I assumed.

I have literally never seen a property that would satisfy the 1% rule, and costs seem to be higher here (no or reduced beneficial mortgage treatment, 10-12% management costs).

My recommendation would be to invest in some kind of index mutual fund and contribute maximum for the next few years, then you'll have a lot more investment options to consider. 

@Jacob Carter , they are mutually exclusive in my opinion.

I like the NWI duplex idea - can be especially beneficial if you're house hacking.

I typically like to take title via Land trusts and have the beneficial interest go to the LLC ...is it better to have the beneficial interest go to individual instead of my LLC that holds the rentals?

You can even change the beneficial interest without recording a new deed.

Anyone advice would be beneficial. 

I would prepare an agreement for mutual rescission of the lease and refund her $ once she signs it... and would do everything in my power to prevent her from taking possession.