This will come with exposure and practice.

If I were you, I would just assume she is working there and do everything reasonable you can to mitigate the risks of exposure (ex. staying as far away as possible from her when she is home, disinfecting surfaces, etc.) 

That level of exposure will be great for you and you'll have an opportunity to learn on someone else's dime.

The Ask: The owner previously had this site under contract to a group for $4.5 million and structured it to limit his 1031 exposure.

The more active you are, the more exposure you'll get and someone may want to partner. 

What financing is a available depends on tons of factors.If loan is small under 1 million most commercial NNN lenders won't touch it as too small for the effort involved to process and fund it.Demographics comes into play with population levels in 1,3,5 mile radius, crime levels, income levels.Then you get into lease structure of primary term and tenant type (mom and pop, small franchisee, large franchisee, large private company non rated, national tenant credit rated BBB- or better).Your risk exposure and viability of the investment is based on your goals and current liquidity and net worth positions along with age in life.

if you're doing a pocket listing in my eyes, you are limiting yourself to just one offer, whereas if you put it on the MLS you could get competing offers and more exposure?   

On my last rental I had the facebook ad up for two days and got over 100 messages on it - I ended up going with someone who applied on Zillow but it was all very cheap and had a lot of exposure.

This will give you exposure to how the deals are structured and a larger pool of deals to choose from. 

This will teach you almost everything you need to know about real estate with low exposure.