However being your own PM with LTR's is also a job, maybe not a full time job but it's certainly a job.Given that the OP already has a decent portfolio of properties and likely enough income coming in to be able to afford an experiment such as this, I would highly suggest that she give it a shot with a few properties and see how it works out. 

I'm going to look into a land co-op, land leases, and conservation easements.

The OP might have not considered tax breaks and appreciation, hence looking for property OOS.

They replaced all the field ops and brought new experienced people from OR/CA to improve services.

For example, a Queens property search on Homepath yields results of less than 50 properties, many of them being co-ops (not ideal for a first investment).I'd recommend opening up your search beyond just foreclosures. 

The OP gesture sounds like it is in good faith and just trying to be nice.  

The new builders in the east bay in Bay Area, offer broker co ops.  

I'm having somewhat similar issues as the OP.

Hey Guys - I've hid a bunch of posts that were not part of the OP's question.

The best recommendation for the OP is to find an accountant and attorney who practice cross-border business focussed on real estate.