The plan is to keep operating the property as a PadSplit post-acquisition.

Can she qualify in your specific situation?

I plan to negotiate the rent and I want to present my proposal to show how I’ll manage the property responsibly.

This doesn't replace the need for a MSA that will capture additional clauses needed on a Contractor-SubContractor relationship, this is just a project specific form you would use in addition to the MSA (prepared by your Attorney):This template is for informational purposes only and does not constitute legal advice.

Prioritize properties with rental potential, plan for reserves and tenant strategies, and stay patient as you network and learn.

Although many properties with a specific zoning code are technically eligible, they would be subject to an extensive waitlist that could last years.

I would plan for having to put 20%+ down for most deals. 

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Not even Balance Sheet.I don't know if they changed their model since the change of subscription plan but it isn't ideal to use it as depreciation or amortization.They do have a balance sheet. 

Cash flow has been hampered by an increase in cost of ownership recently, specifically insurance.