If the proforma has the rent roll at $1400 a month, there is a discrepancy that could lead you into a bad assumption on your business plan.Also one caveat, be aware of physical delineations around the area like bridges or railroad tracks or a canal. 

Trying to cut my losses as the borrower got all her unsecured debts discharged through Chapter 7.

The technicals (migration rates, job growth, tax situation, debt cost, etc) to work as well.

Lower taxes, no POS and lead testing. 

From what I’ve heard in a piece by Forbes, focusing on unique features can lead to higher long-term rental satisfaction... especially if your tenants want a few animals or more outdoor space.

I’m not entirely sure I’ll ever be able to get her on a mortgage because she’s just so adverse to having debt.

It's like the blind leading the blind...for a hefty price of course. 

Quote from @Joshua Piche: Im looking to move out this year and house hack my first property I’m 24 debt free still living with my parents .

Any idea of lead times? 

They have literally help me change my life around from a direction that lead down a rabbit hole towards a life to live in peace and prosperity.