Hi @Joshua D Black - We own 5 units in Tucson, rented all to college students, and have been very fortunate with this area for investing so far. 

Scott Trench wrote a great article along these lines here:https://www.biggerpockets.com/renewsblog/becoming-a-landlord-the-easy-way/The financial/wealth doors that open up by starting out with investments INSTEAD of a big, awesome, shiny primary residence, are incredibly powerful, and well worth the sacrifices made at the beginning of your journey.It is also fortunate that we are in a market that, in most areas, is appreciating healthily.

Ive been fortunate to have had my dad pay for the first two years of school, I worked while in school and was able to pay the last two years with no loans, just grants I received from the government and academics.So a little on my deal, I have been working with a realtor and looked through apartments from 4-plexes to 18 unit buildings.

I have been fortunate and wise with my income and have paid off all of my debts and saved up a years salary as well as 50K to invest.

Fortunately, her health has greatly improved.  

From there you can present it and compare it with other deals effectively.300 bucks will save you a loss, and make you a fortune. 

Unfortunately and fortunately this won't be my first home purchase so if I'm not mistaken the FHA first time home loan is out of the question.

Many people have made a fortune in LA real estate. 

If you are fortunate, you won't have to deal with most of these issues but at least you'll be prepared when they show up.Study the market to determine a rent rate.

Fortunately, you really don't have to convince her of anything.