Let her know that it is only for her to live in and if she has guests that stay for more than 2 days (or whatever you think is reasonable) in a 6 month period, she needs your permission....or she has to find another place to live. 

Luckily my newest and largest property only took three months to complete all majors repairs and for bookings to start filling up consistently.Do you have a mortgage?

This may affect your ability to hit a desired cap rate or monthly cash flow. 

An LED lights up the room so much better and does not get dusty.No, the house does not have central air, but this is Ohio so A/C window units are commonly used for the couple months of the year they are needed.

The other 9 are looking for unicorns(purchase for 100k, ARV of 500k, rent for 5k a month).

We have 5 doors with another property manager and I'm on the phone with them from twice a month to twice a day resolving issues.

@Jimmy JeffersonI have a detached garage I rent out for $430/month.

You will want to save at least 25% down and 6 months for reserves. 

If I'm understanding you correctly, you wanted a loan for 100% LTV at $625k with a 25yr amortization and a $2,500/month payment?

Since then we have moved out of the area and been renting it out for the past few years.We are slightly negative on cashflow, about $100 a month or so when you account for a 3rd party property management service and expected repairs etc.Our challenge here is the home is old.