The new landlord will do a better job screening.That could be an incorrect assumption, because the current landlord is probably experienced and in many cases the new landlord is inexperienced.

We should meet up and grab some coffee/tea.

And that's when folks sell to buy in more cash flow friendly areas.The rest, whether or not TX or CA are your cup of tea is something to discover. 

These types of investors make it easy for inexperienced, newer RE INvestors to raise money because of those relationships, though I personally feel that this is the wrong approach for newer investors. 

Given it's your first deal (and I assume you're inexperienced) don't get enamored with low land values.

I'm first time inexperienced real estate investor.

Is this simply a bank to bank thing or is she uninformed/inexperienced?

They can become extremely messy and hard to deal with if the tenant is inexperienced with using one. 

My friend and I were inexperienced when it came to flips so we deferred to our new partner, and we financed the repairs.We split the profits after all equity was returned 30 30 40, 40 to our new partner.  

PM companies tend to take a lot of heat from inexperienced investors here on BP who just don't understand what goes into managing tenants who live in these types of areas.