Unfortunately it's a game, and it's just gotten more and more convoluted since TX doesn't regulate Roofing, like foundation work, so anyone can grab a hammer and ladder to say "I'm a roofer!"

House hacking means you can use low-down-payment loans (FHA/VA/Conventional) to keep more cash on hand.Network with Investor-Friendly Agents – A good agent who understands house hacking & multi-family investing is a game-changer.

REI is a long game, but, in my opinion it is the best way to build wealth.I would start by narrowing down your market. 

She is only upset as she is trying to game the system and you may have ruined it for her with this place.

It’s definitely a street-by-street game in many areas

Real estate is a wealthy persons game. 

Some/many lenders don't like a 2nd mortgage behind their first (like the skin in the game), however there are both bridge or permanent financing options out there allowing you to leverage anywhere from 90% CLTV - 100% CLTV, but don't expect good terms...

-Zeroflux newsletter if you want more broad trends across real estate like migration, consumer habits, office, landlording, homeowners, CRE, affordability, housing shortage and others

As the saying goes, “Whether you think you can or think you can’t, you’re right.”That being said, there are definitely creative ways to get into the game.

You are ahead of the game.