Jimmy, define "decent".

Expertise in property management goes far beyond finding a tenant and managing repairs, and includes well defined processes for managing these things (which you mentioned she is lacking).As far as finding a great property management company, Keyrenter Denver is great, although I'm not sure they manage in your area.

The Cheshire Cat: “That depends a good deal on where you want to get to.”Alice: “I don't much care where.”The Cheshire Cat: “Then it doesn't much matter which way you go.”The key is to define your end goal and work backward from there.

Now this is how I define them.

@Jacob BlakeHow do you define “dirty work”.

The option contract defines a "consideration" (money) paid to owner for the buyer's right to purchase per the terms of all the 9 items in the link I provided, including #7, the length of option time period. 

If the market softens, you have a defined rent, but if it strengthens, you can't increase rents beyond what is defined in the term.As noted, NNN is a broad classification, so you need to read all leases to understand what is covered and what isn't.  

Moreover, I'd be mindful of using and defining the word overpriced.

How exactly do you define passive income?

This looks like many things but here are some idea starters for you:- Ensuring that payments are automated for receiving rent, paying mortgage, paying utilities- Ensuring the lease version used is up to date & calendar notifications are on for renewal periods- Tenant screening process is defined and followed- Turnover process is clear and team is in place- etcIf you need a CPA suggestion, I love Samantha Kelley.