She is well established and is recognized as one of the top investors and brokers here in the Indianapolis market. 

If it would concentrate on rent collection only and do it well, it might be okay.

If there are lease violations, mention them-you not having a key to access the unit WITH proper notice or in case of emergency is one of them.I'd also tell the tenant that they are clearly not happy there, so finding a new place is in their best interest as well and as they have several months, they should have lots of options.

Saul, Phoenix and Vegas are popular markets, but I’m not sure they’ll actually cash flow well with today’s prices and interest rates.

You get an operation running well and then you can be benevolent.  

If you have a lot of family in OK, that can be a great place to start assessing since you have dedicated boots on the ground, as well as a reason to visit.Don't overthink the analyzing of markets when you are still figuring things out.

You need to do the research too if your area would be bringing in more money as an STR, some areas would do better as a long term rental as well. 

The fact that you have already owned and sold a rental property gives you a great experience to start from.In terms of the best place to invest - that is whatever place meets your criteria, goals and investing style.Personally flips have not been working as well for me lately, but when we get the right BRRRR deal those are still working well.

The pre-construction option is very risky, and in Calgary you could very well be loosing $50-60k as well in 1-2 years... 

For the time being, might as well get a mortgage in one person's name.Best of luck.