The interest rate is about 8.5% but the cash is accessible within weeks and we would only have to bring 10% down for our skin in the game.

Lot's of different ways to skin it.  

More than 1 way to skin the cat. 

I need my own money saved to put my skin in the game.

- Should I use tools like airdna and mashvisor to try to surface properties with good cash-on-cash potential according to their algorithms, and then bring those deals to her to compare them to her on-the-ground expertise?

My total rents collected are over twice as much with the three which covers the higher capital costs associated with owning three houses instead of one.Good luck with whatever you do though - there are a million ways to skin this cat!

What I was trying to get at was those that are supposed to submit audited financials and do not submit them - that is a big red flag and everytime I have seen this happen the troubles eventually surface.

They will want to see why it isn't selling and they will also probably want more skin in the game.

I'd love to do the deal since on the surface it seems that it would be profitable.

Glad you have thick skin :)  DO NOT do this deal unless you can get it for 20k less.