Looks like they’re still operating at a loss if I’m interpreting correctly.  

If you are using RE investing to try to avoid going to school, your intentions are not in the correct place.

Again, all answers that might be better answered in private.You are correct that a lot of lenders just don't understand how we work as investors but that's why some of us hang out here. 

What about if you set up a maintenance company that maintains all of the properties, then you have a real estate attorney prepare all of the lease agreements.

Kicker is I don't have to sell, I would simply be happy with not renting anymore and continuing to build equity.2-Correct purchase and renovate a 3-5 unit building.

I'm a GC so I understand her predicament and realize maintaining relationships is critical.

Since they are responsible for maintaining the relationship with you after the transaction closes, this approach adds an extra layer of confidence and security to your investment.If you can't find an investor agent that you like or trust that is also a Property Manager or works under a brokerage that has a Property Management Division, I would ask the agent if they recommend a Property Management Company.

No you won't benefit from the tenant paying down your mortgage or the house appreciating, but you also won't have to deal with tenants, maintaining the home, etc.

Ensure separate bank accounts for the LLC, and maintain proper formalities to avoid liability issues.

And, @Steve Vaughan is correct; use a Quitclaim.Next is to check with the Title Company regarding the Title insurance.