It also gives some tax diversity as you could sell a small chunk of index fund/ETF (<1% of portfolio) but generally have to handle/manage a big tax hit on 100% of a single family home.Perhaps good idea to arrange line(s) of credit (can be both low cost and low interest) while income is still high.I like the recommendation of converting rentals into principals to help with tax.

The best option will be to hire an attorney like James stated to handle eviction..

Plus, it's mostly stuff that I think I already sorta have a handle on? 

Although I will have PM in place to handle the property, the turnaround, the evictions and the refreshing you HAVE to do every time a tenant leaves are a headache and a cost that comes more often with C class tenants.

Are there escrow businesses that can handle that? 

Get yourself a good lawyer or property manager and let those who are made for this handle this for you.I say congrats on realizing this part isn't for you, turn it over, let someone else handle it and get back to what you are made for. 

Obtaining the actual license is what took forever because the state had to handle all my paperwork and I assume with COVID everything is backlogged.I would call the RE office and bug them until you get an answer.

Otherwise she might be better off getting a good property manager to handle it.  

Low time commitment: The sponsor handles all the day-to-day work.Lower risk: Investors can leverage the sponsor's experience to avoid costly mistakes.Economy of Scale: Sponsors tend to buy larger properties.

Paychex has a good program where they handle the paychecks, tax withholdings, workers comp withholdings, etc.