I pay more in property taxes on my Indiana houses than an investor in Arizona and their homes are worth at least twice as much. 

Offer her $1000 it will be cheaper than an attorney2.

The exhaustion and lack of flexibility of working for someone else is what drove me here.

If you only put up a 20% DP, that's 5 times less to recover, and you'll recover that in far less time than an all cash deal.Also, when you pay all cash, your buying one property worth exactly what you paid for it. 

Make sure you have reserves and try to get private lending so you keep reserves on the side and don’t exhaust your liquid funds.I bought my first BRRRR deal in Feb 2020, days before the covid lockdown, had an extremely difficult time finding subcontractors at anything but ridiculous prices, materials kept climbing in price, the rehab ended up taking months longer and costing $30k over budget.Let me tell you I was chewing off my nails the whole darn time, wondering if we’d be plunged into a recession and if I’d lose everything…Somehow, I still came out on top with the refinance topping my all-in costs by $35 - $40k and now have had rockstar tenants in there for almost 10 months.

It is a problem, but no different than an apt complex with damaged pool furniture.

It’s less than an hour from my house which is attractive. 

We are saving a lot each month for a down payment but I’d like to know if I have more options to purchase instead of exhausting my cash reserves. 

I've been analyzing several properties to the point of exhaustion over the past few weeks.

I started with 1 and am now at 80 and it is exhausting.