And no middle-entity  scooping out a percent fee.

I just turned 58 and when I was 55, I got my bachelor's degree in IT/Software Development from WGU, which is an online, self-paced university. 

Military housing is at high occupancy on-post, making various home displacements more common off-post in hotels or short term rental homes.Small multi-family homes vary in neighborhood types, but the majority of them (but not all) are in a low to middle class area, raising the chances of getting unappreciative or undesirable tenants.As I mentioned earlier, I have no properties and only watch the market for now.

That being said, schools ratings also change (e.g. a couple excellent elementary schools feeding into one currently low rating middle/high school will raise the rating of the middle school in the coming years as the kids advance, and vice versa).

I fall in the middle of this range - 2 LLCs, properties in different states. 

Just like everything in the Biden administration is targeted to destroy the middle class and small businesses

This offer would not seem attractive to middle America because it is not cash flowing as much but I would say this property will conservatively appreciate 5%+ per year.

Feels a bit of a Middle age trap.

I am a real estate agent + I'm in the middle of a gut rehab and it's hard to balance all of this with family ( kids + partner)

Normally, we hold all of our tenants to a higher standard but in your case your will need to play nice and give her what she is asking or find a way to meet in the middle.