I can make that really easy for you." 

So don't be shocked if a.) that was their intent when they bought the place to being with or b.) they just don't want to sell so "capital gains" is an easy way to avoid telling a nice guy "go kick rocks".  

Your CPA and attorney should be both on the same page3. make your first investment simple and easy and dont complicate it.I dont think you are quite ready to do anything until you get some one on one advice from some local experts.

Is it easy to find renters there?

Not buying is really a pretty easy way to get a nice return without the tenants, toilets or trash.

I just met with her, and she was very easy to talk to.

Real estate investing sounds easy and straightforward, but it really can be nerve racking if you aren't used to all the things that can go wrong.

I have a good tenant with no issues, and do not pay a PM, so it is very easy that way.  

Its pretty easy to find, but the two parts I spend the most time with are 66-28-201 and 401.As for this conversation, the IRS asks if you are charging fair market rent. 

If there isnt it would be easy to add one there if it is in like a closet or something.