other than 3rd party expsenses and EM  have you paid the lender a app  fee or commitment fee or anything of that nature.. or just the apprasial and inspection ? 

She does not want to be a landlord but she talks with landlords on a daily basis naturally at her job.

Nature of the client visit (is it just to discuss business or will there be things like physical training, therapy, etc.)

I already spoke to the zoning officer, the nature of my business is allowed under the zoning regulation.

Only now, with tons of experience and a sizeable infrastructure around me, am I even starting to think about OPM.I know many investors are much more aggressive than I am, but their natural constituents are family & friends. 

We purchased a rental house that has a capped natural gas line sticking out of the floor along one of the walls in the kitchen.

Student housing is more difficult to get financed these days due to remote learning, shorter-term leases, and the fleeting nature of students. 

However I like your conservative nature and your friends advice.. stuff happens just does..

population is always growing and land is a natural resource.

Go whichever path you feel most natural to you.