. -- you can buy lower quality and it won't matter. 

Your best bet is to consult with a good broker that has experience with business insurance and RE.

I've spoken to him personally about it and he really knows his stuff.  

I just started on the path to becoming an MLO in the state of Texas (and possibly other states).

The story is long and not enough space.

Here are additional instructions for the form.How do I start a QOF and can an LLC be a QOF?

You mentioned a career change, I think going into the trades like plumbing and electrical are great and you can make good money doing those, but I think you may be taking on too much by trying to do that right now.

She will never be happy with the heat, she can barely afford the place, and she's regularly late with rent.

Apples to apples, they appear opportunistic and taking advantage of someone who is green. 

I'd house hack and live in one of the units the first year, and use an FHA 3.5% loan.