I have to look off-market because inventory is extremely low here.

Land flips for us are extremely passive and we have almost no competition in this niche either..

The way people quit their jobs is by hustling extremely hard, building a few million in sweat equity through flips/BRRRR/value add, and then dumping it in cash flowing assets that are lower maintenance. 

she has enough equity to sell the home and profit, so advising her to file for BK is kind of extreme, am I on the wrong?

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

It would be extremely helpful for all of us.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

As was mentioned earlier, it is extremely difficult to find cash flow, especially in our market (charlotte metro). 

@Ellie Narie we don't manage Class D rentals because they are extremely difficult to manage.Yet, owners are unrealistic and expect Class A or B results from them!

out of state investing in a distressed property is possible but very difficult and extremely risky.