Also need the right advisors when you do buy tp make sure its ran in the best way possible You can post "deals" all day long on this forum, provided there is no conflict of interest with yourself.

You could reach out to the folks at The Nature Conservancy and they could provide additional info if that route sounds appealing.  

Having this will provide focus and intentionality in your actions.

From what I’ve read in the Wall Street Journal, average rents in Providence are up about 15% over the last two years, which could work in your favor.

Under the Equal Credit Opportunity Act (ECOA) and the Fair Credit Reporting Act (FCRA), if you are denied credit, the lender is generally required to provide a written denial notice.

If you want insights on funding for these types of investments, I’d be happy to provide guidance.

I have already shopped insurance, and the sellers are providing $5k towards prepaids/closing costs. 

So, unless there's a special housing law in CA, you have the right to not renew her lease (assuming you provide enough notice per the lease) whenever you want.

Happy to provide you with references if you ever decide to try it out in Memphis TN.

If you're open to working with remote professionals, there are experienced CPAs who can provide valuable insights and strategies tailored to your needs.