Provide appliances like a washer/dryer that other landlords may not.

Also her husband has 100 acres of Teak and I wanted to see their operation. 

He was in the marine corps, he was one of the first people to invade Afghanistan during operation enduring freedom. 

Evaluate forming an LLC to protect both parties and outline everything in an operating agreement.

Once my Oregon Project is done end of this year Move base of operation and personal residence to my home in Vegas .

Remember that disclosure laws vary greatly by state, with roughly 50% of states operating under Caveat Emptor...which means no disclosure at all.

Rough calculations on what I need to be looking for:90k deal (purchase and renovations to get max rent)20% down = 18k from me80% bank loan at 8%, 20 yr amortization = 72k-------------------------------------------------- Here's my DSCR calculation:Calculate Net Operating Income (NOI):Monthly rent: $125040% expense ratio (taxes, insurance, repairs, vacancy) = $480NOI: $1250 - $500 = $750Calculate Monthly Mortgage Payment:Loan Amount: $75,000Interest Rate: 8% per year (0.08/12 = 0.006667 monthly)Loan Term: 20 years (20 * 12 = 240 months)Monthly Payment ≈ $627.83Calculate DSCR:DSCR = NOI / Monthly Mortgage PaymentDSCR = $750 / $627.83DSCR ≈ 1.20Therefore, with a $75,000 mortgage at 8% interest over 20 years, the DSCR is approximately 1.20

Build a local team for cleaning and repairs to streamline operations.

I would do what you are doing here on a bigger scale - social media, local markets she operates in Facebook groups, etc. 

Needs an owner-operator to manage.