Options like a unique amortization schedule or a 3/2/1 or 2/1 stepdown interest rate could provide initial relief to get you through the renovation phase while giving the seller confidence in a structured payoff plan.To determine an entry point, consider reducing the price based on the current NOI.

Increase your earnings, reduce expenses, save up, and invest.

By having a higher credit score or lowering your LTV you can reduce your interest rate and help to increase your DSCR.3.

If your manager is just 'keeping an eye' on things, collecting/reminding on a few rents here and there and some light cleanup while being compensated in free or reduced space rent then classifying them as 1099 subcontractor is great. 

If you constantly cash-out refi you reduce equity and cash flow.

All else being equal, lower mortgage rates reduce the cost of ownership and, thereby, allow more people to afford to buy.

I know this is above and beyond what most municipalities require, but being fair will make the whole process easier.Additionally, a new landlord can reduce the 60-90-day notice by offering more moving assistance (cash and/or labor) if they move sooner rather than later.

Is her goal to be nice and provide some of the gains or reduce her taxes by trying to split income between her and her ex?

Additionally, timing the sale in a lower-income year or exploring potential deductions could further reduce your tax liability.

That would be a helpful addition to your plan as you would further reduce your cost of living.Also don’t forget from that $600 you are planning on getting in cash flow you have taxes, insurance, maintenance, capex, and vacancy to consider.With two homes, you may want to keep that extra $20k as an emergency fund rather than spending it on a third property and then be left with no emergency funds.