Don't trust anything unless it is on a government website or from a lawyer. 

Aparently the level of committment is greater on the phone.

My background is in sales and marketing, most recently at the door to door level. 

She is not trust worthy and clearly can not afford the rent.

You don't need a duplex or quadplex to house hack.Get a home with 2 or 3 levels and you live in the basement.

You'll also need to gain their trust which will be difficult if you don't have a track record and aren't putting much of your own money in the deal.

My older brother is an attorney in our hometown, and has a fledlging practice specializing in estates, trusts, and wills.

Once you have that level of detail a DCF makes sense, but you only get that once you are in DD. 

Software that’s helped me personally:YNAB – zero based budgeting system and software; their philosophy will help you get out of debt and no longer live paycheck to paycheck Personal Capital – a high-level net worth tracking software PodcastsEpisode 108 - Grant Cardone...

Check the MLS and see if you can see what other garages look like finish level.