If you are investing outside of your market, it is vital that you are working with trustworthy experts in their field whose interests are aligned with yours.

Potentially shoddy methods just make it even more untrustworthy, but I'm not expert enough on stuff like this to know any better.

I am no mortgage expert. 2) The warranty deed was given to her by her ex husband.

I've been reading for months about leveraging rental properties and I am set on becoming finacialy independent this way. I have made spread sheet after spread sheet. But I'm still lost.Im 26 and have 40k from my last ...

Go with an expert, irrespective of where he/she is located.

Be careful where you try to buy if you want to vacation rental it, the city has a good deal of rules about it now - https://www.bozeman.net/government/planning/short-...I am not an expert but the prices just seem to keep going up and that goes for anything commercial as well, seems like it would be really hard to get in and still make some sort of cashflow at the price you would have to buy in at. 

What is your expert opinion?

I would consult with a FIRPTA withholding expert to ensure that you know what you will be faced with before you proceed. 

Also, if there are any experts on this field reading this post, I would appreciate your input very much.  

You are clearly an expert who knows everything and wouldn't mind.