If she can get that drive, then the idea of house hacking could come naturally or come without as much resistance/strain.If she is a numbers person, perhaps you should generate some growth models to demonstrate what growth deciding to house hack will permit.

So lets say San Diego would have had 0.6% ratio when the RE was $80K and has 0.5% ratio today.Applying San Diego numbers to Fresno values (just to demonstrate and not trying to be real accurate on the exact values depicted): $80K * 0.6 = $480/month rent versus $300K * 0.5 = $1,500 rent. 

The few Zoom meetings I have had with "younger" professionals in NYC (read lower cost but very expensive apartments), demonstrate a compromised connection.

@Filipe Pereira had some very good suggestions that, at the least, will demonstrate you made every reasonable attempt to contact the tenant and resolve the matter.

The "great recession" anecdotes are over-played and demonstrate calcification of fear that has poisoned your ability to correctly assess and asset.Your definition of risk is different, but you add risk (and substantial lost opportunity) by burying all of that cash into the ground.Leverage is the great equalizer, and perhaps that is part of the reason the Thurstons and Loveys are so put off by our advocacy of it. 

. $600 - $1,000 a month is enough for most of my renters yet the feds are handing out up to $5,000 per person in one month with no demonstration of need.This would have reduced the administrative burden and the amount of tax-payer money handed out.

A news article that is worth adding to the reading here to demonstrate importance of thorough title research:http://www.nationalmortgagenews.com/news/servicing...

I actually demonstrated multiple “closing scripts” and negotiating techniques.

Trust me, I'm a CPA and work in corporate finance and  I've sat through a demonstration on this.You make a very good point about opportunity cost with the HELOC and it's a huge detractor from this method.

That's an exaggeration, but it demonstrates the point.The other question I would pose to you is how long do you think it will take to find a better opportunity?