I would also consider scaling back major expenses like car payments, lavish shopping, etc.

Find a knowledgeable and trustworthy broker in your market that can shop amongst the various providers and find you the best deal while still making sure you have the protection you need.

The experience is working out pretty well.I think their goal is to be your one-stop-shop for the whole process and that will suit me going forward. 

I am going to go shopping and buy everything and then go back to her house and I am going to have her supervise me all the way through till I have a  beautiful cake on a plate  . . . 

Aaron - thanks for the post ...wedge area off Monroe is solid .....make sure your financing is in place and lined up  before  beginning to property shop ....traditional lender have  programs that allow as little as 15% down if the  rental propety is a  1 unit 

During that lunch work shop I haven't taking notes and I felt more and more the staff is looking bad at me: of course I m the only fool who hasen't talked to them yet!

Also, when picking a lender, make sure you pick one that is very familiar with BRRRR strategies, has access to hundreds of lenders to shop the best Hard Money and Refinance partners for you, and that can give you advise on the front end.  

She could have chosen a much cheaper solution, like go to a coffee shop.

And shop around!

Make sure to shop around for the best rates and terms.Find the Right TenantsOnce you’ve purchased the property, screen tenants carefully to ensure you find responsible individuals who will pay rent on time and take care of the unit.