Real estate websites such as Realtor.com, Redfin, and Zillow can give details on recent sales in the area.Use Real Estate Investment Calculators: Take into consideration utilizing additional online real estate investment calculators in addition to the BiggerPockets rental property calculator.

Although I am doing ground-up for the first time, I have a lot of experience in county buying and holding for long-term asset building and cash flow. 

I have a solid property that cash flows really no matter what and I believe is a little nicer than most comps in the area.

Great location and multiple ways to build and expand great cash flow How did you find this deal and how did you negotiate it?

I have 20k saved and plan to use an FHA 203K loan and house hack to net zero/cash flow minimally on my first investment.

You seem confused over the difference between a real estate investor and a lender.As a real estate investor, you own the property and enjoy cash flow, appreciation, tax benefits, and equity.

Should I firmly tell her what to do or just let her decide and go with the flow?

Consider how much time you can realistically dedicate and what outcome you desire whether it's steady cash flow, long-term appreciation, or a combination of both.

I assume Lawrence is pretty similar to most KC suburbs in regard to client pool, appreciation, expected cash flow etc.

While researching how you will fund the deal, ask yourself: am I investing for equity or cash flow?