You can probably find some around DFW in some of the outer cities for around $250,000, so 1031 the ones with the most equity into more properties with chances for more appreciation.One thing I would suggest is not to buy NEW from the big production builders. 

Right now, that fund is in ETH and is about 6,000 total which I estimate to return probably around 20% by the end of the year. 

They'd also probably be more aware of how much water, gas, or electric they are using when they have to pay the bill after each cycle.  

We’ve got one big player that probably has at least 600 units with their own rental office and full time maintenance crew.

If I were in your shoes based on what you told us, I'd probably avoid hard money loans right now.

Any transaction done with little or no equity contribution is most probably (there may be a few exceptions) in danger of “blowing up” from over leverage and insufficient equity cushion.  

EXAMPLE: you can probably send out the initial eviction notice yourself and then forward to attorney if a court date is needed.Regardless, it is our opinion a landlord should START the eviction process every month a tenant is behind, no matter their excuse.

Seek to get an understanding of what they know about ADA compliant (probably nothing), present your case in calm friendly manner.  

Their price structure is probably different but I would use any free consultation available with all law firms that are specialized in asset protection before deciding what structure to use.Also this firm and one it’s lawyer (Clint Coons) have great YouTube channels that will give you a plenty of free information to educate yourself about some of the structure that you may consider.

Now, if she had someone she implicitly trusts to manage it, as though she were present, that might work, but the added costs would probably make the endeavor non- profitable.