Excited to start once my preparation meets the right deal.

If she doesn’t want to let you show it, then that’s fine but you’ll need to be more firm on the termination fee, maybe reduce fee due to special circumstances if she leaves it in great shape.

Seems to be the trend so do our best to fight it but be prepared to pivot as required. 

Really appreciate the words of wisdom and you sharing the challenges others have faced so I can learn from their experiences.I'm probably putting the cart before the horse here given I still have a lot of educating myself to do, especially across market analyses to lock in my strategy, until I feel fully prepared to move forward with anything.

When buying a Real Estate consider property tax new cost specially in today's Market.

Right now around here (I live here in your market) if you are talking basic turnkey - nothing specialized - you're going to be right around $200/sf finished, not including permits or ancillaries (IE you need a bigger septic system, you have to do major grading work for the addition, etc).

I also have plenty of capital prepared for my first investment!

When people express interest (no pun intended), you should have a package prepared to share out (not right away necessarily - but after you've entertained the topic at a high level) that includes your project experience (past flips) and schedule of real estate (rentals) as well as settlement statements that can back up your purchase price and exit.

You want someone who's been in the business for years, working full time specializing in what you're seeking to do, because if anything goes wrong with the transaction or the house after closing, it can create friction if you think your friend didn't protect your interests.

Find a lawyer who specializes in landlord-tenant law in your state, and not only that, but who know the rental and property management business well.