Keeping it simple, great technique

Risk is usually commensurate with return, but in real estate, through experience you can develop techniques to effectively manage/minimize these risks.If she's seeking to generate a high level of income and do so at less risk, I feel that the best option is to locate a reputable and very experienced sponsor. 

I'd be interested to know if there is a technique for notes that compares with a 1031 exchange for property.  

I plan on doing more off-market prospecting once I’m there, but I’ve found Redfin/Zillow to be decent resources…does anyone have a preferred technique to be able to find these sorts of properties?

What techniques would you recommend me to look up and how can I do it similar to you?

I am probably the visionary, my business partner is the leader.I always think big, I am always trying new marketing and negotiating techniques.  

Now that I’m aware of the Brrrrrrr technique I feel a little more comfortable jumping into the flip game since eventually I want to also hold a couple homes for rentals.

Here's a great free article where she is interviewed:https://southphillyreview.com/...One technique that served me well was to chat them up while I walked with them to show them the unit and then out of the blue asked them, "So why are you moving right now?"

I have friends who are blind, they scan documents in a computer to make the printed word audible or use a device that enlarges documents to the point where they can read them.

So, as suggested, I'd just tell your friend that you're sorry, but you have a policy of never renting to friends or family, because it inevitably hurts the relationship and your friendship means too much to you.They'll try to make you change your mind, probably, but just do the broken record technique - keep repeating yourself.