She has one source of income and it doesn't even come close to covering the monthly rent, let alone the utilities or anything else (which are provided by the tenant).

I’m still working on my website which will have the ability to create a mailing list from leads and be a tool I can provide people with.

Networking with other investors and professionals in Nashville can provide you with firsthand insight and advice.

My contractor recommended I seal it with a special mortar paint which I did.

This all makes sense, but can you provide the source? 

@Jason Coleman  You can retain consultants who specialize and advocate on your behalf to insure you get the correct amount covered. 

These models capture the primary expenses associated with fix-and-flip and long term rental/BRRRR investment projects and provide an estimate of total cost and profit/returns.Shoot me your email if you'd like a copy of either or both.Hope you find helpful in reviewing your projects!

If you have more time than money, this is the free way to do it.If you value your time, then use one of the paid sites, like flsonline, foreclosures daily, or a host of other data providers. 

Also, most utility companies can provide you the 12 month averages. 

These markets provide budget-friendly housing options for single-family homes, small multifamily properties, and rental properties.