She asked my opinion and I suggested removing a few items from the front - which she appreciated.

If they just represent first time single family home buyers and aren’t constantly finding off market properties and reviewing deals, you’ll find a better investment through someone else. https://www.kiavi.com/blog/out-of-state-real-estate-investinghttps://learn.roofstock.com/blog/out-of-state-real-estate-investing

It may be out of state, so you will have to determine if that is something you are willing to explore.It isn't always cut and dry as some suggest. 

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

As you allocate your budget, I'd suggest factoring in a decent portion for interior design/furnishings and amenities.

The best part is the free CD is nothing more than a bunch of vague suggestions about how you can make all this money in real estate and vague bragging sessions about how he has been around so long and wants to give you all his knowledge before he croaks (paraphrased) Someday I will be completely immune to the crooks attempts at separating me from my hard earned money.

I would suggest looking in Columbus Ohio for so many reasons - population growth, job growth, and companies moving here.

This is a good way to get underwater real fast.This is an unwise suggestion. 

I would suggest reaching out to owners of multi family who have no loan on the property.

I’d suggest starting with local credit unions or community banks—they’re often more flexible with investment properties.