I recognize, of course, that I could go with hard money, but that's not my FIRST choice. 

So your choices are make 10% on your investment or walk away making 12K on the sale after taxes if you don't do a 1031. 

The units that I am going for are ones that already have tenants, does that make any difference or do you still feel its a bad choice starting out?

And if she has, then hopefully you will get to form a good working relationship with a new agent, one who who is professional enough to respect her choice in lenders and happy that she’s already got everything in place to make an offer.

He has some rentals by the room himself so he might be the best choice.  

Property located in New Mexico, very rural, very limited in choice in repairmen and no property managers.

My husband still works full time by choice construction, and for health insurance. 

People need to quit making choices based on fear and instead get informed knowledge that clarifies their questions to make a decision on whether  a certain type of investment is right for them.Nina I think you should stay away from the cheap and dumpy houses in marginal areas.

My opinion is that this is really a personal choice and a factor of you and your wife's outlook on risk vs. opportunity. 

The one on the right behind the sink would be my choice but all of them are tasteful and fairly neutral so I don't think you can go wrong