What you won't find are "steals..." that ship sailed/sunk a long time ago. 

Be able to answer that question before jumping from the ship you're currently sailing onto the dock of a new career.Real estate as a career is hard work. 

Your calculations are estimates, she didn't mention how many units are there and if there's existing cash flow {occupied} if she can get a pre approval from the lender, she might be able to raise the down payments, or convince the seller to put up the different so the deal can sail through, she might even be able to reach a lower bargain based on some yet unseen or unknown factors, there are a lot of ways the scenario can play out...

I heard about whole sailing, from what I know so far from all the YouTube videos I watch, it’s a step in the door.

@Russell Beach It’s not difficult to get approved for Section 8, just takes 2-3 months to finally get your paperwork processed, bank info changed and payments making it to your account, then usually smooth sailing Your due diligence is key to make sure there is not a lot of deferred maintenance, in which the tenants could call code enforcement or section 8 on the occupied units.

Necessary up front costs for smooth sailing.

So throw off the bowlines, and sail away from the safe harbor.

My biggest lesson I learned was when I moved out of state to start a co-working business I left my "friends" in place, they did not take care of the property and it started going downhill quickly (no cleaning, parties and one of them even was selling drugs out of the house) Kicked them all out and rented to a family and it has been smooth sailing since. friends and business don't mix well.

I'm not sure its "mainstream dogma" to characterize real estate cash flow and income as smooth sailing...its predatory marketing.

It's possible this ship has sailed.