A long time ago, I asked similar questions and a member here pointed me at a software product that we now use religiously.I don't sell it, but do recommend it...  

However, most of the time that she makes offers, realtors tell her that she's competing against cash buyers and as you know, they are taking precedence over her.

You're already in the right place to have the help you are requesting, just keep hopping into these forums and ask questions, read posts and comment and as @Mindy Jensen mentioned, you'll find yourself in communication with local investors who you may be able to do some work with & for over the next couple years to really get your feet wet in the industry.

It was just my wife and I for most of it, and I don't think I'd try to do it again (doing all the work myself while working a full-time job and a part-time job) even with just the two of us.

Higher interest is their hedge against the chance that you default.That said, there are basic protections that can be put into place besides just "your word", and a lot of them have already been listed so there's no need in restating (mortgage, alternative asset backing, etc,). 

I've got excellent credit at the moment and a job with six figure income (however much lower after taxes/student loans/primary mortgage), would this help gain what I want with a lender?

The building has a parking lot with no cover and a brand new 30-year roof.

I am a successful business owner for two other companies and a single mother of two young boys that I homeschool. 

I also sold my own personal duplex in Kalamazoo (west side of Michigan) for $59,000 that was renting for $1,425 per month and a bungalow sale pending that is rented for $835 a month for $30,000.  

My parents bought and held two triples and a house that they rented in the Waterville area when I was going up.