It will cost you money in the short term to sub-meter the gas, but over the long term it will be worth it in my opinion.

If she has the money to pay cash for  a $38,000 car, she has the cash to put 20% down on a $190,000 rental. 

I manage the property and the tenants, pay the owner of the property a rent that meets their mortgage plus a little profit, charge fair market rent from the tenants I sublet to, and exercise an option to buy the property after a predefined term and at a predefined price.This way tired landlords don't have to manage their property anymore, and I start investing with little to no money.

Most clients use QBO better but want to save money so they use Xero. 

Hi @Avi Manthe being a local milwaukee real estate investor here are some organizations that are worth checking out to grow your network for hard money, contractors, etc. 

There is no limit, they do monthly/yearly bonuses and pretty much they make it able to make money to invest in real estate.

Any pros and cons of this project I need to know before I begin and spend lot of money.

You're the fish.They often use a mix of fear, threat and urgency to push a target to act.It can be as simple as a 24 hours sale from your favorite shop that requires you to log in to your account first or your boss asking you to wire money right now or he/she/they will lose an important contract that will cost millions.So cybersecurity is important because without that, you might have an incident that can cost a lot of money, impact your reputation and might affect your credit score.

Does anyone know a lawyer there that is familiar with hard money loans and could update the paperwork ?

Borrowers are not allowed to complete any of the work themselves as sweat equity.Loan to Value Calculations:The original principal amount of the mortgage may not exceed Fannie Mae’s maximum allowable mortgage amount for a conventional first mortgage.Purchase: For a purchase money transaction, the LTV is determined by dividing the loan amount by the lesser of the “as completed” appraised value of the property or the sum of the purchase price of the property and the total rehabilitation costs.Refinance Transactions: For a refinance transaction, the LTV is determined by dividing the original loan amount by the “as completed” appraised value of the property.Eligible Renovation:There are no required improvements or restrictions on the types of repairs allowed.