I echo what @Leslie Anne Morris said, its going to be hard to find a lender that would be comfortable w/o the full down payment and reserves, especially in this uncertain environment. 

So to answer your question, with not ocean front, and a minimum of CoC of 20%, I would offer 125k with all those repairs and nowadays for contractors and rehab time costs, and uncertain times with ocean front competition, this is a NO deal for me.

She could end up losing big if anything is unusual. 

At first it's just a pipe dream, then you get the ok to work remotely (back in the day when it was unusual) a day or two here and there, then you graduate to work-from-home on a regular basis, then you realize you can take your job with you so there's no reason to stay in a fixed location, then you start increasing the number of destinations you go to while still working and so on and so on.

I think that probably works, it isn't unusual to have multiple LLC's in one entity. 

Short sales taking forever isn't unusual at all, even in pretty hot markets.A safe neighborhood and at least solid schools are going to make investing a lot easier. 

It's always a good idea to keep thorough records and be prepared to support any changes made to your tax return.If you're uncertain about how to proceed or have concerns, consider consulting with a tax professional for personalized advice based on your specific situation.

However, make sure to clearly differentiate them from the LLC-owned properties.For your real estate activities as a Realtor: Continue to report these activities on Schedule C.In summary, it's not unusual for a single-member LLC with rental properties to use both Schedule C and Schedule E, depending on whether the property is owned by the LLC or personally.

It's not extremely rare, but it's also not unusual.

Because the uncertain interest rate environment, NNN sellers are more likely to be flexible on pricing as the asset class is closely correlated with interest rates, which are on the rise, meaning its becoming more of a buyers market out there.