I invest in single-family residence primarily focused on cash flow and looking for my first deal. 

For example for the person who wants to manage each and every property themselves then buying whatever is close or let's say within a 45 minute drive or less form their primary residence and others perfer to use property managers etc.

If you want to continue to have her as your resident, you can ask her for another pet deposit for the cat. 

In general primary residences with all their "personal touches" that make them a home do not make the best rentals.3.

Additional information:- I'm a FL resident so going to see the actual property is possible.- It would be my first deal.- It's a turnkey property.Thanks for your input!

Deploy every penny you can to pay off your primary residence. 

. - I have taken 3 loans from my TSP (401K)- I cashed out my Roth IRA, twice- I bought three homes using low down payment mortgages and lived in them as my primary residence (FHA 3.5% and 2X Conventional 5%)- I used the BRRRR method and did a cash out refinance to buy another property- I saved every extra penny for years for down payments- I took out a HELOC I have experienced considerable appreciation in some of my earlier purchases and I am looking at doing a 1031 exchange.At the end of the day, I found out that I wasn't nearly as limited as I originally believed.

Note that depending on your state of residence,  a LLC may not be necessary from a solo 401k investment perspective if your state offers creditor protection to solo 401k plans which is determined at the state level.

On the other hand this sounds like your parents primary residence. 

I make decent money ($70K per year) and I have two properties right now, my primary residence and a rental property.