This works OK for relatively static and simple investments like a private placement or crowdfund, but can become rather cumbersome and expensive with a more time sensitive and transaction intensive asset such as a rental property.

@Joe Splitrock thank you, you make a lot of great points and agree that I need to do a better job setting reasonable expectations because her sensitivity to activity on the property is much greater than mine.

These newer systems are more common in areas with sensitive wetlands.  

More that different lenders have different sensitivities to the highest rates they think they can sell on the secondary market. 

That was a really schrewd observation of you, and it makes sense as to why she might have a high sensitivity to debt.

With my schedule changing every two weeks it’s hard to attend a physical class or do time sensitive zoom class.

Since you have a refinance and things are not time sensitive I would honestly tell them to pound sand and that you're changing title companies.  

The rental and purchase market here is very sensitive to location and I would be surprised if there was a similar house on that or any adjacent blocks that gets more than ~$900/month, most are more like $650-850 or so depending on details.4% annual growth for that place may also be unrealistic - the assessed value for that house is the same as it was 15 years ago, and real values haven't started shifting much in that part of town even recently.

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.