What are the biggest risks, liabilities or difficulties??

If the house is zoned as a single family, then it's a single family and not a 2 unit in the county's eyes.Yes, you will have difficulty getting a rental license for a 2nd unit or using the income for qualification for a refinance or even considering it as a 2 unit for a refinance down the road. 

I like running it, just want to ensure I'm responsive to guests needs and being 3 hours away will make that difficult. I

I would much rather put my time and effort into something that: a) might make me more money, b) will be time invested into something that I am interested in doing beyond college, and c) will have more of a flexible hour timeframe.The difficulty lies in funding, and also, the type of real estate investing.

I told her it was unlikely any of them would ever go on to be vets for a variety of reasons including difficulty. 

My guess would be no, so it may make it difficult I believe they have bridge loans for this sort of thing - I'm not too familiar with in, but it may be something for you to look into

So difficulty to locate the one piece  useful information. 3) For non-LLC SDIRA, the cash can't invest for anything and no interests but real estate only.

Also, it’s in the same format for every county so it takes the guessing and difficulty out of scrubbing the data once you download it.

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