If the house is older than 15 years old and n ADU is added, it can become rent controlled.

not sure I know exactly what those mean yet except to say I'm looking for more long term equity to have better tenants/houses than better short term cash flow with lower tier properties.  

I think she actually had a really good idea.she believes that providing gift baskets for first time tenants that include general house warming gifts, cleaning supplies,maybe a recipe book  and even a small book or brochure of how to care of  a house would be a great start to a relationship/good tenant.the goal of this would be to obviously motivate your tenant to take care of your property, keep it clean, and to create a level of respect between both parties right off the bat. that means (rent on time, communication, a good experience from beginning to end.)im interested in hearing your thoughts about this and if any of you are or have already tried it?

@Jon Droniakcan you start with a house hack? 

You would need to have a rock solid argument prepared for how community benefit (affordable housing?)

My advice would be to focus on cash flow properties, especially in areas where you can get consistent returns, and consider Section 8 housing for guaranteed income.Also, leverage your experience in Portland to streamline processes with your new partner, and build a strong local team (agents, contractors, etc.) in OKC to make things smoother.Feel free to reach out if you need any specific advice—happy to help!

If she has equity in her house  ask her to research Hometap  and Unison and Unlock

Hehe, I just tested in on our lake house.

Washington was the operating partner, with the land being developed for small farms, houses, grain silos, tanneries, barrel manufacturing facilities, churches, stores, etc. 

Also, you may want to talk to your local manufactured housing association.