Once you get over 10 units, even if you don't have to provide taxes, there is still a look at your assets, net worth, etc. 

The rentals are paying the holding costs on it so far (taxes and insurance are high in this market).

So while the Just market value is $635,953... it is being taxed like it is only worth $358,356.  

Then I started listening to BP podcasts and other real estate investing podcasts and became interested in investing the money we have to work for us.

If you believe she is honest, hard working and her style of communicating fits you- she needs an app to help her with paperwork I suggest yardi or doorloop/ get a contract in writing that you negotiate with every nitty gritty duty- for example: who keeps copies of keys, how often are inspections done and how is the data provided to you, what dollar amount she can front money for repairs, when to call you...

If it were free and easy, everyone would be doing it and the competition would keep you from participating.If you aren't willing to invest some money, time, and effort into the hard things, you aren't going to reap the rewards.

Part of the problem is taxes.

If our kids go with us and we drive to LA on a Sunday, all of our direct car related expenses are tax deductible even though the kids are in the car including 1/2 of the meals for my wife and I.  

You're also limiting your buyer pool when it will only make money if the buyer gets creative.If you do go under contract, I would make sure you have some very broad "get out of jail free" clauses that you could terminate the contract.

You can just tell the closing agent that you want your commission to be credited towards the money you need to bring for closing.