As for the advice on going to a local REIA meeting @Franki Woods @Jeff Libby, even as a newbie I know this would be one of my greatest resources.

I ran comps and homes in the area values at about $275,000-$323,000.

You have to keep redoing deals again & again for ongoing  money.

Were you planning on going to college, not that it is mandatory?    

One elderly gentleman calls back each month hoping we have something available.My daughters neighbor has an ongoing request in for an apt for his SIL & yesterday he asked if we had a 'cheap' ($675 max) apt for his recently graduated daughter so she can live with the b/f & pay down her student loans.

Older homes have a higher on-going maintenance cost.3) Do not feel like you HAVE TO move on any deal.  

Of course they asked for us to sign up for the Mastery program for $35K which I declined, which turned out to be the right thing to do after I read all about it here at BP forums :) As a matter of fact I ran into BP while I was searching for some reviews on the Mastery program. 

I previously tried to give you a long post but BP app froze up (and ongoing, frustrating problem). 

She should check with one of the SDIRA guys on the site I think there are issues of being in the business and that could create a unintended business tax with regard to using SDRIA funds for an ongoing business venture as opposed to passive investments

I ran the numbers on my own calculator, and returns are slim unless you are doing all of the tenant placement and mgmt yourself.