This first property will require about 35k of that 85k.  

3) Understand what works in this market. 

New and improved and looking to make it the best ever this year.

Do you know how to read the credit/criminal background?

Quote from @Matthew Steele: The way I read your post, the husband willingly left months ago.

I'm actively seeking mentorship from someone with experience in similar markets who can shed more light on this process.

This is where expert mortgage brokers come in, acting as your guide through the maze of real estate financing.

Good pro tip is to not tell the tenants you're moving into next door that you're the owner but just affiliated with the property manager.

I want to get control of the properties, remodel and furnish, while protecting this investment.  

They won't always be upfront about this with you but if know they're selling because they want to retire, that opens you up to different options vs if they're an investor just selling for profit.