These are professionals with additional training and a stricter code of ethics.

I know I can't have it all but looking for a stable appreciating with some cash flow and a turnkey SFH.

Flips themselves are hard to come by and as you said its a job not an investment. 

I think I may have just answered my own question, but is it worth it to put only 10% down, and waiting for the equity to build to 20% in like a year and a half, or to bend over backwards, take out a loan and go in with 20% from the start?

Might have indeed had $1.3 million and still working for the man, and a pot of $$ that I still couldn’t access without the gubmit telling me when, how, and how much. 

.: Quote from @Jay Hinrichs: Let me break your post into parts, as each concerns a different subject and as such requires a different response.1.

Her income now is SS of around $2400 and a basic 40hr office job that pays all of $17/hr, but she is retiring with this move.

Collecting rents is an art and a science.What you should depends on where they are with their late rents.

It is zoned single family but since the previous owner is using it as a rooming house a few things look different that I am worried about the appraiser not passing:Outside doors for each room with locks.The only common area is the kitchen, no dining room, living room, etc.The rooms consist of 5 bedrooms, 1 kitchen, and 2 bathrooms.Each room has a bed and a small drawer which I am thinking of diassembling before the appraiser comes.Would I have a problem with this?

I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.