All will have about 20% net caps based on cash purchase.

You seem to be focused on cash flow based on the emphasis placed on the 10 Cap in your pos but you also describe the neighborhood as "shady" which I interpret to be a lower barrier/ at best "C" neighborhood.

@Jay ChekanskyMake sure you follow the CFPB guidelines in order to place fpi on the property and charge the borrowerYou should send this to your servicer and they can handle it for you - if you don’t have a servicer I strongly recommend getting one.

So far I have check TransUnion smartmove which only does based on self reported income, but I am looking for verification from the employer itself.. 

I'm by no means an expert on 1031 exchanges but you can find experts on BiggerPockets if you end up needing them.There are a few other things that come to mind, I'll put them in order of most to least applicable based on the situation you've laid out.Offset any capital gains with capital losses - Maybe she owns some stock to use an easy example, and it hasn't done well. 

Very involved in the REI community here, sponsors part of the REI Central meetup each month, works with a large portion of the investor base here.

Based on my research, it seems this company is owned by Larry Anderson.

Definitely depends on lots of factors - I would strongly suggest learning how to do basic modeling/underwriting and projecting the cash flows out in different scenarios 

And based on my business, and from what I am seeing with market activity, it is still very much a sellers market for those type of properties so many investors don't seem concerned about these proposed regulations.  

However, they typically have great training programs and a strong support system.I can refer her to my Home services of America network if she is interested.