Apartment operating income historically has been much more stable than that of hotel income.

Newer investors and out of area investors are more likely to take losses with D/F caliber properties than they would be in more stable areas.

in my experience here in El Paso, single family homes in stable neighborhoods can appreciate 2 to 4 percent.

Apartment operating income historically has been much more stable than that of hotel income.

This route should immediately give you access to large equity you amassed in 401k with a much higher and stable return than the stock market, and you should be able to afford to look locally. 

When you find a deal which is not easy to shoot holes in, approach your stable of private lenders with it.

I got the money and then started to realize that not only did this not increase the value of the property I owned (northwest OH) but it also increased my liability and monthly expenses.So here I am with 30 grand in the bank that I really did not need as my funds were already stable.

With your stable work history at your job which I assume has to do with this business, you are probably very qualified.

She claims she is financially stable enough to purchase the house but "the bank" is not allowing her "to be the seller and the buyer."

Good contractors who want to do good work move on to more stable and profitable work, leaving only unscrupulous and new contractors to do the investor work.