The property I had was ag, with residential use which is common.Residential  appraisals begin disallowing more than 20% in land value to arrive at a market value, secondary market isn't in the ag business or commercial arena.

“I will just sit at home and wait for my checks to arrive.

In email conversation with an agent about an 8 unit property, I questioned how she arrived at the ask price considering the income, expense and cap rate figures she sent me.  

Like you, (well..4yrs older) but arriving at the same realization that REI is really how we're going to make it to and thru retirement...I'm coming from zero knowledge and learning as fast as I can while still trying to work a full time job (I'm in the tech industry though).  

A better understanding of the cause may help you arrive at a more informed decision.- Prior to where is she living now, does she have references, etc.?  

@Jason C.Texas issues firearms at the border when you arrive, in case you left yours at home.Second amendment case in Texas, even though it’s Austin... guess how that would turn out.

It’ll be 2 days worth of work before you arrive and 3 days worth of work when you do arrive. 5 days to create systems so these problems never happen again.

I looked at a portfolio in Digby a couple of years ago and arrived at that very conclusion - unless a new industry comes to town, it's only going to get worse {BTW:  That portfolio is still available - and still overpriced}.Usually, buy what you know, is a good adage to follow, but you need to be honest with yourself about what you know first and then determine if it is worth buying.

Was everyone running in the 45-55% range or 30-70% range in order to arrive at 50% average?

You can always inquire that they justify or explain how they arrived at the number.