Focus on a skill with steadily inreasing earning power, even if its not overly attractive the first year or two.

I am waiting to vocalize my intentions until we are inside the 90 day time limit she has to renew, which is 13 days prior to my closing but I would need to get an agreement in place prior to closing. 

@Walt Hairell Your options are limited with a mobile home (manufactured housing is the new PC word).

If you foreclose on a property and want to keep it as a rental then that is OK but just be aware of the limitations. 

In a limited sense, I'd guess that the money you spend that will get the greatest return is cleaning, mowing, and painting. 

This house is outside city limits so no permits needed.

Fixing the self created, and self limiting problems is the most valuable, because these are the simplest problems, and the ones that will have most impact on your ability to help other people fix their problems.a good credit score is reference that you can properly manage resources, without it, it's hard to convince someone you have that skill.

Cash-on-cash is relative and it is only one metric...and it really only works for year one to put properties on a level playing field so we can compare where to put our limited dollars.

Example:$100,000 ARV x 70% = $70,000 All-in- $20,000 Rehab - $5,000 Closing (Acquisition Closing, HML Points, Refinance Fees)- $5,000 Holding = $40,000 MAO Holding costs include (but not limited to) loan payments, insurance, taxes, utilities, HOA fees, etc., that occurs during the Rehab period and up until the property is fully rented.I get a lot of “NO’s”.  

First is that Yale requires you to push STAR and then 4 number code and most guests forget the star, second it wore out after 1 1/2 years and did not provide enough power to completely close deadbolt even with new batteries.