If the best you qualify for is alternative financing when the purchasing loan matures you will  likely be treading water barely able to stay a float. 

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

Being nearby allows you to stay hands-on—you can see, touch, and fully immerse yourself in the process.There’s a lot to learn, not just about managing rentals but also about overseeing property management companies.Handling tenants and maintenance can feel overwhelming at times, but starting with a property close to home gives you the opportunity to gain valuable experience.

It's important to stay informed about developments in the areas you're considering, as well as any potential changes in regulations or economic conditions.

Professional property managers stay updated on legal requirements through memberships in state or national organizations.

Anything beyond that makes me wonder if he might stay too involved.

Consulting a tax professional before making use changes can help maximize deductions while staying compliant.This post does not create a CPA-Client relationship.

They hired an attorney who was skilled at assisting them stay as long as possible. 

They can't keep claiming they don't have time to find a place to stay as they've had time. 

Section 8 is hear to stay.