I have a second condo property where the water quality became unacceptable (PFAS) so I put a filter on the sink and make people aware the fridge water no longer works.

An eviction will make it challenging for her ever to find a quality rental in low vacancy areas.  

The quality of your tenant is just as important as the investment you make.  

Metro area.George Mason is similarly developing 345,000 square feet for a new building called the Fuse at Mason Square at its Arlington Campus, which will be fully open in August of 2025 and will house 1,000 more new students in the technology field and 300 additional faculty, continuing to bring more highly skilled talent to the technology sector in the area (Source)The Virginia Tech campus was part of a deal made between the state of Virginia and Amazon, who agreed to add a 2nd Headquarters just up the road from the campus and to use the campus to attract high-quality talent to Amazon.

So many hidden fee's and the quality of the construction is terrible, you'll be lucky to see a ROI.

The quality of the reports you receive also varies.

----------------------------------------------------------------------------------------------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?

You are being very conservative to avoid making mistakes, and that is a rare, admirable quality in real estate that is often undervalued. 

I'm curious about the size and quality of a house you could build for $375k. 

If you’re serious about this aspect of real estate and you have the time/money to invest into your education, I would strongly recommend Raisemasters as a quality mastermind to join.