They've been very underhanded and petty though, I do expect a court filing if we simply ignore.

Since you won't be able to recognize it as a valid rental if you're charging under market rent and you also expect to be covering any house expenses that are outside of her budget, this seems the best choice. 

What should I expect from a this type of program?

After pointing this out, I would have expected the cost to be eaten by them.

Expect any step needs to play well w/1031.

If there is a tenant in the property expect that they will likely leave within 6-12 months after you purchase so you can expect to do a rent turn and budget for that.

-------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Some owners expect their PMC to actually be a personal assistant:(How did you set expectations for this client when onboarding them?

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

Between the pedestrian bridge and The Pearl, this area is expected to have huge growth in the next 10 years!