He lost a bunch of money because he overpaid for a duplex but can now only rent it as a single family.

But if you can get the purchase money loan done prior to closing try to do so.

But if I am not raising capital here, just putting the money to work here, why would the local capital-raising laws apply?

Talk to the person who sold you the deal initially to see if they have a recommendation for a lender (local bank, credit union, DSCR guy, or Hard Money).   

If I’m asking for a large increase, I include a list of nearby comparable rentals so they can see moving isn’t going to save them money.

If you were my client and after truly diving into the why’s, if it still doesn’t make sense, I’d cut it loose and deploy my money elsewhere.I agree that real estate in general is a long term plan - but I like my money to make money.

Other option would be her doing a cash out refinance on her home and using that money to purchase with cash.  

It is all about your comfort level, but for me and many others on here they will note your better off investing that money in a deal and learning that way then spending large sums of money on gurus.

A lot of people put off getting into real estate because they don't have the money. 

I've got a great supplier/installer here on the Coast.I'm not familiar with the Magee market, but a quick MLS search shows no active rentals on market in town.I've learned the hard way on the BRRRRs, if you go ahead and do everything (within a reasonable budget) Roof, HVAC, windows, kitchen bathrooms, you'll save yourself time/money down the road.Good Luck!