He may get stuck with rent control laws that prevent him from catching up later. 

The other catch is the high interest rates today and doing a refi will be expensive.

To be fair, I literally did no Due Diligence, but it open my eyes how you can't trust the promotional blabla at all, you really have to do a detailed review of all the deal facts yourself.

I keep thinking about tools that can help me reduce risk by catching errors or red flags in seller disclosures and inspection docs, but that's likely because I've had a bad experiences with both.A simple and obvious example is a seller checking "No" for pests section, such as Scorpions and Snakes in Arizona when the property is in the desert, so obviously, there will be snakes and scorpions. 

My partner had some taken off from work during her second pregnancy and we have started catching up with finances.

Make sure to keep an eye on property management and maintenance to maximize long-term value.

Then you could keep an eye on the larger house you're renting out - or vice-versa. 

Cameras do not catch her actually taking anything because it was dark.  

Find a realtor that preferably has some investment experience that you get along well with and keep an eye out on sites such as realtor, craigslist, etc.

My eyes are now wide open.