Lately I have noticed his prices going up and his ability to finish jobs go down.  

But the ability to add a legal, rezoned studio in the garage might make the deal a little more appealing.  

In terms of credit or whatever, I think more importantly you'll need to show your ability to service the debt - i.e.

Portland is a great place I worked up there for years and it would seem you would have a great op for maybe a air bnb or even a room rental property depending on the location and the ability for college studentsI'm in a pickle myself I bought a rehab property and completely gutted it with all new everythingjust need the money to completegot it rented for a screaming deal-650 a month and I'm paying all utilities at leat its kind of making the paymentkeep your options open and look in the area if you can for ops on getting the rents you needif you do a lease option make sure you get a nice amount down with good terms for you that way in 6 months when they default you get the cash you need to cover expenses until you get it filled againGood luck!

d - Do you have that many properties in your market that will deliver this to you...and do you have the ability to manage, etc... them all, as they build up.

In my opinion It's not ideal for rental.. at least here in the US (I noticed you are in Canada... not sure how it works there)Here you have to pay property taxes and insurance... you obviously need to pay for maintenance as well as property management (even if you manage yourself consider that your time = money)... you also need to take into consideration initial vacancy and the fact that sometimes it take couple of tenant's before you get a good one that stays very long termHere once I take all my costs out I tend to make approx 30% of my rent in the first year50% in year two and three 60% afterwards If rent is $1200, it would me bring net $400 avg first 12 months ($4800 first year), $600/mo second year, $700/mo afterwards... probably a hair more if I include a rent increaseYour interest payment after the first year is going to be approx $700/mo... which means you are barely making it.

I am interested to know how using a tax-deferred retirement account to purchase a rental would affect my ability to use depreciation.  

IMO, for someone with an entrepreneur mindset, you never have a JOB, a JOB owns you and limits your abilities to change a lot. 

Her ability to move around and manage her property is getting worse and worse. 

On top of that, being able to source the lower cost subs and the ability to take on any repairs yourself if needed is worth a lot.