Some areas are just fine, they are mature neighborhoods, outdated floor plans, style, detached garages, that lack amenities but they are certainly functional.Look for properties on or near public transportation routes, bus stops.

However, keep receipts for costs incurred for labor and materials and you can also include a cost for your transportation and time incase she does decide to take this a step further. 

Certainly not enough to be successful in paying her utilities, food, transportation costs, medical costs, entertainment costs, and other incidentals.Also, treat every applicant the same.

I've installed laminates primarily for several years but am starting to lean towards vinyl plank flooring because I think it will hold up better to moisture and because it's easier to transport.

Just not a public transportation friendly state.  

So residents/renters have good options for public transport. 

There are many more.If you invest in an area(s) that have solid fundamental of a diverse and robust industry base, quality transportation and infrastructure, and are just generally nice places to live, the odds are highly in your favor that even if you do overpay somewhat and/or the market crashes in the next 1-2 year, it will rebound and you'll be back where you started in 5 years or so. 

How is public transportation?

If I had to do it all over again I would consider the following:Top 10 Lessons Learned: 1)Location is still everything.  2)Vacation Locations are more susceptible to significant upswings and downturns.  3)Transportation methods are an important consideration 4)No matter what, DO NOT trust ANY of the "current" OTA's (Airbnb, VRBO, etc), they are NOT looking out for your best interests 5)Whether or not you use a management company, prepare to spend more time dealing with them than you initially anticipated, so you might as well self-manage, and it is "doable". 6)View the properties as inventory, not "homes" and be prepared to pivot quickly. 7)Define "guests" for yourself.

Close to trains and public transportation.