The way I do it is I put in sweat equity.

She will change her plans .....or sweat Explain to the tenant that you have no control over the service mans schedule ,everyone has to wait for AC service in the summer .   

I have found this discussion very interesting since just a couple of weeks ago I posed a similar question and got very different responses (see http://www.biggerpockets.com/forums/48/topics/88603-so-how-much-is-sweat-equity-worth).

Another key is that you are simply bringing the property up to current fair market value for a turnkey property, so this type of "forced appreciation" is something that YOU create through sweat, knowledge, skills, and extra investment in renovation, rather than something the MARKET creates for you with rising property values ... for this reason "forced appreciation" is often considered less speculative and certainly happens much faster than "market appreciation", though it is a lot of work.

You are putting in sweat equity essentially and the task involves more than just picking and looking up a stock. 

Yeah, I agree with Brandon Turner... a blog about your process would be of interest to other investors but I don't think sellers want/need to hear about all the behind the scenes stuff.... its like when you go to a restaurant, do you want to see 20 people sweating and going nuts getting food ready, nah you just want a nice experience and a good atmosphere. lol.

So no sweat equity is allowed.Think of yourself as a fund manager for your IRA.  

If you can only stay for less than five years, you are better off renting unless you also know how to repair structures and then you can look for a fixer upper and do the Sweat Equity to repair and upgrade the house to live in and then sell in two years as you Residence for tax-free profits if you did the deal correctly.

We have invested a ton of money, time, sweat, worry, and anxiety because we never know what the Real Estate Market may bring. 

Is she afraid of a little sweat ?