No state taxes, high appreciation, Economic and Job growth, Population growth, etc. 

Newbie investors talk about how they are going to get rentals so they can quit their job.

It will also allow you to focus more of your time and resources in the actual real estate vs. raising capital which usually leads to poor real estate acquisition and operational decisions because raising capital is your full time job leaving an inadequate amount of time for the real estate.OK, chasing 32unit apartments, acquisition priced between 3.2M - 4.8M.  

Great job!!

., get a higher paying job, work two jobs, go to trade school, get a higher paying degree, live in affordable area, etc...these are things that most of us did).

We suspect she is taking in laundry as a side job.

Not my idea, this is from RichDad, but really good advice.I would suggest to do that on the side and think about a W2 job.

Just looking at Zillow I’m having a hard time making the numbers work between prop taxes, insurance, management on 20% Down vs cash currently earning 5% (albeit that 5% going away soon with rate cuts)  To be completely honest, there's not much right now that will give you decent cashflow without getting into a full rehab.

You need to get in touch with a lawyer as soon as you can and figure out how to cut off the tenant/landlord relationship.

Do a nice job.