If you are investing in the many ways you can in real estate full time I would consider the person a real estate investor.

I am taking your advice and to understand her situation and look to help if I can in hopes that I can make a deal with her. 

To be safe I would put as much as you can in a reserve account in case something happens like capital expenditures.  

Account Closed Sad but true, I have a similar issue getting those fat government contracts, "used to work here" is a phrase often encountered as margins get fatter.

I get the whole issue with wear and tear, but I am going to do the best I can to get the best tenant I can in there.  

", "Pigs get fat.  

Since you have limited your choices, I would spend some time looking at as much as you can in all of those areas.

Once they have the means to get something bigger, whether it is meeting a significant other or they get a fat raise, they are out of there.

Jasen, you can setup self-directed IRA or 401k, which can in turn purchase investment property.

Some properties will require different rehabbing than others, but we will stick as closely as possible to the system we have in place for ALL properties.TEAMS AND SYSTEMSIn time, our team will grow to consist of the following:Agent/BrokerCPALawyerEscrow Officer/Title RepInsurance AgentProperty ManagerHandymanPrivate Lenders/Equity PartnersContractorsWe will follow the same rehab plan for all properties, as closely as we can, in order to streamline all decisions and maintain the desired budgets for each property.EXIT STRATEGIES AND BACKUP PLANSOur foremost exit strategy will be to sell the property once it has been rehabbed.