@Devon Craychee we will all have opinions on what is the best method to having more investment properties but my suggestions are two fold:Cash is STILL King - once you spend your cash, it's really hard to get it back.  

As of now, seems like she would have to use a hard money lender.

I know at Fort Lee, VA there were very strict rules on what facilities qualifed for permitted TDY housing.Also, there have been a lot of changes to the DTS system and the Army is pushing hard to get people into the IHG facilities on post FIRST.

I understand the need for cash flow and based on what your have said, it wouldn't be hard to get more.

If the realtor is unwilling: Go to the seller and ask him to buy it from him All the same questions above straight to the sellerSend her a letter by mail and explain your intentionsGet financing from a Hard money lender: offer cash and refinance it into a regular loan. ** and yes: I don't know how you are arriving at 50k But go see it: based on comparable sales arrive at an ARV (after repair value): then get the estimated rehab cost from a reliable contractor: Then get the ARV $: times 65% : that will give you X: minus repair cost : and that will equal your offer priceFor example: ARV is $100k : times 65% : or 65k minus 20k in renovations: so your offer will be: $45k You can't lose with this formula. 

The hard part is finding the lender and a 'deal' worthy of engaging a private lender. 

It is especially hard for an OOS investor just starting out.

It's always hard to sell and take a loss because you have to admit defeat.

I'm offering this furnished, for two reasons, the first being it is very hard to imagine living in the space so small so this helps and second, after talking with another landlord on the block it made sense.

Okay, be hard in me.