@Nathan I like that affirmation that waiting year or two while learning more may be an overall better strategy.

What I'd ideally like to do, is meet the client, sell them on my service and sign a listing agreement, then get out of their hair for the evening.

Podcast 233 is a great intro to DFE and @Jerry Padilla has a great overview post from a couple years back that summarizes the requirements and LTV tables based on SFR vs MFR and how many you've done to date. https://www.biggerpockets.com/blogs/5110/42824-all...The post and the guidelines Carolyn linked to affirm Micheal's point above regarding the limitations of DFE.

I've scrubbed enough toilets and picked up more hair off the bathroom floor than I ever care to again.

The following IRS page affirms that an IRA can hold real estate it is just a matter of finding a trust company that will allow for it.https://www.irs.gov/Retirement-Plans/Retirement-Pl... 

In the end, you have very good comps as to age and I wouldn't bother with splitting hairs.

Shared items such as roofs, walls, stairs...Imagine termite infestations, you have to get all unit owners and renters to agree to tenting, to share the cost for tenting, and a mutually convenient date to vacate the structure to tent, will pull your hair out.

I don't have to pull hair out going through every financing.  

& she wants to get rid of the house, just so it it out of her hair & she doesn't have the money to do any repairs to it.

I'd say get a haircut and get a real job, but your hair looks fine.Get a job, save the money, like the other folks said.