As you can imagine, I am looking to start my real estate investment career in a different market since Denver, CO isn't known for its ability to churn out countless rental properties that produce positive cash flow.

Or is it more of an extra measure used to be more confident in a property's ability to cash flow?

If it is not habitable, damaged beyond ability to live there my lease cancels. 

The letter today had the following elements. 

This will also only require one loan, which will give me more ability to purchase additional homes down the road with traditional financing.Option 2: Liquidate 50% of the portfolio and buy a duplex, while keeping the other 50% invested in the brokerage account.

The second deal I’m buying when it closes I’ll buy with none of my own capital because I leveraged deal finding abilities, (non family) relationships, and experience/knowledge, the third deal I buy will be done in the same manner if not probably with the cash flow from my 1st deal.

He wants to know that you have the ability to follow through on whatever you negotiate.

If not, I would only buy IF I had the ability to look over the property with my own eyes upfront.

If you have the ability to finance conventionally, researching online should be a simple process for you, as you'll be able to check all the necessary required boxes.

If not, send a bill and add to her ledger that may get her attention.