Good school as they say lol.

I started off doing long distance BRRRRs until the rates went up.

So, comps can help with figuring out local cap rates, then you need the income from the property to determine a value.

If the rents are already nearing market rates, will she be able to go up that much? 

While a western WA deal might not meet some Midwest cf metric like 1%, it will be above the market cap rate or below FMV of comparibles and give you options. 

(Interest rates and equity are key factors for cash flow)2.

Oh and the economy, interest rates and buying sentiment matter too!!

Plus, that is the cheapest that money will ever be for you.  2.65% interest rate? 

If the index underperforms—or if caps and participation rates limit returns—you might not get the growth you expected.4.Other Funding OptionsFor most real estate investors, it’s worth comparing mortgages, HELOCs, or partnerships.

In San Diego at the current rates for a purchase loan (which has better rates than an ADU additions) at high LTV, I show 1% does not cash flow on a sustained basis.