You can register your STR's at the link @Carrie Foley provided and the current response time is ~2 weeks based on my submissions.

That 6.1% number is based on 4,089 Charlotte MSA Single Family properties held by a large SFR REIT.

It is all based on numbers: average tax increases, average insurance increases. 

You don't necessarily need a really built out one though - even just using an AirTable base (there are a lot of free templates out there) would probably give you what you need to stay organized.

All will have about 20% net caps based on cash purchase.

I'm by no means an expert on 1031 exchanges but you can find experts on BiggerPockets if you end up needing them.There are a few other things that come to mind, I'll put them in order of most to least applicable based on the situation you've laid out.Offset any capital gains with capital losses - Maybe she owns some stock to use an easy example, and it hasn't done well. 

So far I have check TransUnion smartmove which only does based on self reported income, but I am looking for verification from the employer itself.. 

You seem to be focused on cash flow based on the emphasis placed on the 10 Cap in your pos but you also describe the neighborhood as "shady" which I interpret to be a lower barrier/ at best "C" neighborhood.

Based on my research, it seems this company is owned by Larry Anderson.

Very involved in the REI community here, sponsors part of the REI Central meetup each month, works with a large portion of the investor base here.