These can be huge determining factors in deciding what the best move might be moving forward.

What if in 30 years when you want to retire the market is down and you can't sell and you held on to this property for so long and have to wait another 5 or 10 years for it to pick back up?

Many lenders have a 150 mile rule.Different lenders have different rules and where they sell the loans determine the level of scrutiny each lender has. 

The second action, I would suggest (maybe more important than Open Houses) is to do some due diligence and pick a Neighborhood and work to become the "Neighborhood Specialist". 

I'm still in search of someone there.Anybody have some good locations to pick up: granite, tile, discount vanities, fixtures, doors, windows, flooring, appliances? 

If so, it might be to your benefit to work with her and raise it to an amount that you determine she can afford while she looks for a new place. 

@Michael Garfias You should research the surrounding areas to see where the residential MFH (2-4 units) 1) are available; 2) in demand; Once you find your target market, determine how much would you need to buy it.

Pick a couple up and learn the business while you begin your career. 

I am a serious investor and very determined and eager to get my first deal completed, but just need the guidance to make sure I am headed in the right direction.

.- I'm interested in investing in a local franchise and being very hands on so as to hone skills,  network etc (S, B quadrants)- I initially let youtube pick the order of the BP podcasts for me so I quickly stumbled into the Grant Cardone session.