I'm a humble hard working, frugal, mom and pop landlord and I've experienced how the LAHD, a couple bad seed tenants can make your life a living hell here.  

You just throw some seeds in the ground, higher a few illegal immigrants for slave wages and sell the stuff to grocery stores right?

I recognize she will be providing most, if not all, of the seed cash to get us started.On another note, If we're doing 1-2 homes at a time, how much time should I expect to dedicate per week?

I wondered if a fix-and-flip is a better option in my case, where I can use proceeds from the sale as seed money to pay off the HELOC, rinse, and repeat; but I can see how that would get into an endless pattern.

My dad also developed a good portion of the City of Clearlake in the late 60s and 70s it just went to seed though unfortuantly..

When considering long term value, is my capital better spent on Seed lawn or turf?

That one purchase and sale gave me the seed capital to do other investments. 

., college, seed business/investment funding, etc.).

I have begun working with seed capital, a company out of Nevada, and their product offering seems relevant to your situation.

@Shai Flax do  you live here by chance?