Do a case study.

Study the market.

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

We have offered to allow her to pay a reduced rent for the first few months as well but I am worried that may create some sort of limit on how much we can raise the rent on her in the future.

This allows us to participate in both pushing rents while also limiting vacancy exposure.

With the limited info, I would say #1 is your smartest option but there are a lot of variables missing.

Look for reviews, testimonials, and case studies to gauge the program’s effectiveness.Am I ready to put in the work?

If you truly are limited on time or can't make investing a priority, you should look for smaller projects as others have recommended.1) General Contractors are available to run your project, but most are too expensive to make ROI work on smaller projects. 2) A great PMC can act as a Project Coordinator for rehabs, but many won't be transparent about the costs, so you know what you are paying for.

You've listed the "big three", and those are all that are needed for most MTRs, especially if you have a limited number of doors in an area.

Our manager also helped and encouraged us to limit our repairs/spending based on the area we are in and the type of property.