Focus on saving for a down payment and eventually buy a 4-plex with FHA financing. 

Eventually I want to invest in other states. 

She will be moving back with them eventually, does she not think her next landlord is going to call her last landlord for a reference?

Additionally, we all hear about you do deal #1, then deal #2, eventually running out of funding but you keep finding deals and eventually have to utilize hard money or some other means of funds.  

If you aren't confident in your knowledge of that specific market, find someone who is, and learn your market through them, eventually with their knowledge and repeatedly analyzing deals for yourself you will build confidence in your ARV's.

Eventually I moved out of that duplex, and it cash flows a few hundred.

I think budgeting for 8% will eventually lead to 10% as rents increase over time and your systems become more lean.

I did eventually get them to reimburse me those expenses, but the communication has been sub par and there has still been more expenses since then. 

I do think NYC will continue to see a downward shift in residential sales and aggressive rental prices for the next 12-24 months but eventually it’ll come back.

Train is available always but also takes 2.5 hours and good luck getting around anywhere but Manhattan on Public transport.My plan is to buy a few more in the Hudson Valley and then eventually migrate down towards NYC to buy a larger multi family.