Do keep in mind that you will have to do more than a gentle rehab for it to qualify - you have to put at least as much into the property (over a contig 31 month period, IIRC) as the purchase price of the property (excluding land) to count as 'substantially improved'.

I just graduated college last year from CU Boulder (Sko Buffs!).

Fold a few pieces of paper towel, dampen, and then gently press down on the pile of broken glass. 

I might be missing something, but just a gentle "nudge" to go double check your deal analysis on this.

Large open lot with mature landscaping and a gentle slope to Lake Norman. 100' pier leading out to a covered dock with room to relax before jumping on your boat for a sunset cruise on the lake.

A gentle conversation usually goesnowhere and sometimes even pisses them off and they tend to show little inclination during lease as they usually have lot more options than families so I usually give preference to families over professionals.

She likely does not feel ‘tech savvy’ or safe sending her money in.I’d use empathy to understand her frustration but then gently remind her rent must be paid and find a solution.

It took me a few months to gently paint a new picture for her on how this house could be a new beginning for another family.

Hopefully your lease allows you to sublet and run a business out of the rental.Why not look at second hand stores for good, but gently used furniture and kitchenware. 

I'm far from a big player in the game, but some of these people now try to gently talk RE with me, trying to get advice or insight on properties they're "looking" at.