We do feel like we are throwing money away helping her with rent when we could be putting it towards an investment property instead, but there is always the fear of pulling the trigger on the first home that isn't your primary. 

At some point early on you will have to pull the trigger and have them do the work so they see that there is a symbiotic relationship.

My coin drawer locks have been drilled out twice in the last 6 months.

I've just posted my first property (my former primary residence) on Facebook marketplace (thanks, Zillow, for being a jerk and locking my account for no reason).

Haven’t pulled the trigger on a refi just yet because, as stated, it makes no sense right now.

I can pre-authorize an amount and if the expense is below that, the vendor can do the repairs without talking to me live4) Urgent maintenance issues - say a pipe breaks, or tenant is locked out.

I’ve used these and they work well. https://www.homedepot.com/p/E-Z-Ancor-Toggle-Lock-100-lbs-Ph...

Then provide them with a preferred vendor list, set up electronic locks and make the landlording a little more automated.

There is a ton more involved than BRRRRing a SFH - you have buying/developing, managing, operations, various softwares (RM, CRM), security (cameras, gates, lighting, signs, locks), lockouts...the list goes on.

Liquid and flexible, meaning accessible rather than 'locked up' in a house?