Why would you spend all your time and energy trying to convert her into a good tenant, knowing you're unlikely to succeed?

Take it from me, spend the money on marketing for your first deal. 

That's a lousy spend of money.

I had the pleasure of spending two weeks in Bandon on the Oregon coast last year and the weather was great. 

After that I plan to quit my job and become a full time investor flipping properties.

I plan to save the rental income for reserves, screen tenants properly, buy in C+ to B class properties. 

The numbers and business plan more than adequately support the project numbers (can share privately). 

While you are likely to get some good ideas in general from BP, you’ll find that for specific QUALIFIED advice you should probably spend the $500 for a few hours consultation with someone holding the CRE designation. 

I use Follow Up Boss and just have each lead tagged differently with different action plans

Remember real estate is generally a long term investment and plan accordingly.