Is she wanting to live off it with the monthly cashflow? 

I live in a small rural area.

COJ defines short term rental as 30 days or less.It is still not clear to me whether rentals impact homestead exemption if you are living on the property and only renting a portion.

One additional thought is that most hard money lenders and private money lenders will require the borrower to contribute to the purchase/rehab of the property.

Sellers, will decide, at their listing agreement whether they want to compensate a buyer agent or not and live with their consequence of whatever they choose.Buyers agents will now have to have that difficult discussion with their buyers about their compensation upfront and a buyer will more likely shop around for an agent and learn to negotiate what they will pay their agent if the seller is not offering or not offering enough.

I live in California and have properties in Columbus, OH. 

I will do a podcast or post a video or share my realtor partners content to help them gain additional reach.

My neighbor lives out of state and rents the property.

Right now, Huntsville, Jacksonville, Birmingham, and Oxford are looking promising and fit well with our goals.I’m planning to visit these areas soon to check out potential investments in person, with my partner who lives in Anniston, AL.

Here's an article with additional FAQs on cost segregation studies that you may find helpful. https://www.biggerpockets.com/forums/51/topics/1113749-cost-segregation-faq