I did all the labor my self aside from hiring certified electrician and plumber as per country permit regulations.I live in Alaska with my family and work in construction in general (journeyman carpenter turned commercial superintendent turned GC and now rolling steady as one man 'handyman' doing lots of finish work the last couple years).

Quote from @Allison Cutlip: My boyfriend and I are closing on our first property soon which is a duplex where we will be living in one side and renting out the other. 

One potential route is using a FHA 203k loan for the purchase and rehab if you're okay with living in one of the units for a period of time.

While fire safety is undoubtedly important, a mandatory sprinkler requirement may have the opposite effect—discouraging necessary renovations and inadvertently making these buildings less safe.No one disputes that sprinklers can help save lives in the event of a fire.

Currently all I own is a 70-year old house that I live in--it is in good shape but needs updates.

Let the agent know that while you’re interested, the property’s condition and local comps don’t justify the asking price.Taking a warm, conversational approach can make negotiations smoother and improve your chances of getting the deal.

I have had many conversations with her friends about the differences in our markets and  have recognized for a while now that there may be some mutually beneficial opportunities to work with Canadian investor specifically. 

I live in San Diego, CA and purchased 3 single family homes over the last year, 1 in TX and 2 in OH.

On the rental agreement it should clearly state that only those listed on the lease are allowed to live in the property. 

I'd start talking to her and looking for another place for her to live.