I hope to have personal credit and tax issues resolved but I know that will be at minimum 6 to 8 months' time assuming no more medical emergencies or health issues.

Renters insurance price will vary depending on the value of the renters' personal possessions (furniture, clothing, artwork, jewlry, etc... whatever the renter chooses to have the policy cover) in the rental  the liability amount will be added to that base. 

Any thoughts on more creative financing other than taking money out of my personal house?

I wanted to get your opinion to see if this is solid advice.

It sounds like you have a solid plan.

Cashflow is super solid because it was so cheap at only 12,500 per unit.  

It is harder to find deals there now since the prices have gone up, but it's still a solid B to B- neighborhood that is considered safe and has a lot of demand. 

These loans types are based on you personally.

As she personally knows the syndicator she may be able to garner far more info in conversations with them about this and other investments, which can give her an informational asymmetrical advantage over 99% of retail investors as well.  

At a crossroads now as to whether I should try to find someone who I can at least list as project manager (I have no clue if they actually would be contacting this person regularly or require really anything from them) or if I should just use a lender with less stringent requirements but that will require at least 10% of purchase as a down payment.