It looks like you doubled the size of the bathroom, or is that just the angle it was taken at?

Then I wait a month and double check them with a fresh mind.

A good compromise if she is not independently interested in real estate would be to look for a duplex that is 1 and 1 (not side by side, but a main house and a carriage house) or look for a single family home on a double lot that you could subdivide.

Plus you can get a 75% LTV loan by going with a conventional mortgage and double your cash flow since you're amortizing over 30 years instead of 15 (interest rate will be 4.5-4.75%).

@Meghan McCallum - Agreed, I can tell you my business as an agent working with investors has more than doubled year over year, and I only work with 2-4 unit properties.  

https://www.calcxml.com/calculators/inv04 Most of the basic calculations that I do come out 10 or 12%, but when I do it on this calculator they are usually 20 to 30%. Maybe I am under estimating the tax implications, ...

PMI companies all come in with identical pricing for >90% of scenarios, no matter how hard you shop it, barring certain wholesale pricing deals that some institutions have, and lender incompetence (I've won business because someone else was overcharging for PMI due to data entry error... no one thinks to shop by PMI rate, so many do not double check their work).

@Joe Dowdell - double down on @Adrian Stamer's comments.  

As agents we almost always do more behind the scenes than what gets seen by either party and when representing both its double everything.  

The flip side of that is sometimes us locals are spoiled because we've seen the monster cash flow homerun deal and turn our nose up at a solid double.