Different investors swear by different criteria, whether it's IRR (and the closely related NPV), cash on cash, the debt coverage service ratio (DSCR), the CAP rate for a property, or some other metric.

Generally, you want to do the repairs yourself or hire one of your own pros to do the repairs.

You really need to have reserves to cover vacancy and high cost repairs.

I am not complaining about that, to be clear, but they were repairs that a market rate tenant would not have required.The bigger issue was every year, the unit would get reinspected.  

Are the piers and posts in good shape of easily repairable?

Please consider factors like price, location, product variety, customer service, and brand loyalty.

If she withholds rent without following these steps, start her termination: https://caretaker.com/learn/requesting-repairs/withholding-r...2.

Has any used the Rent to Retirement service advertised on various Bigger Pockets podcasts?

In fact, I don't think such a thing exists but for the sake of argument here are a few things you seem to fail to appreciate the gravity of.My company laid of 20% of its staff in March 2020.An ungodly amount of in person services closed their doors leaving their staff (our rental pool) scrambling to pay the bills.Local governments shut down schools leaving mothers and fathers (ourselves and our rental pool) scrambling for childcare.Local governments put a moratorium on evictions for non paying tenantsSmall businesses who didn't fraudulently apply for PPP loans took a bath for years.The list goes on and on.

Welcome Glen, Thank you for your service!