Currently, I’m more focused on quality properties rather than just cash flow. 

Before investing in any area, conduct thorough research, consult with local real estate professionals, and assess factors like job growth, crime rates, school quality, and demographic trends.

Thank you,StephanieHi Stephanie,I would highly suggest starting with a call to the Planning Department and let them outline what is feasible for the specific property and what steps you'd need to take to get it where you want to go.

The prices were outrageous, and the quality of things like produce had really gone downhill.

However, there are plenty of high quality professionals on here.

Anything that's high priced luxury huge lot sizes, amazing landscaping, bigger garages, and HOA fees is probably A class. 

For next steps, I would highly recommend you get in contact with a hard money lender and get your lending in place so you can start making offers.

But then again BTC being a high vol asset, what does that look like if it goes up/down 20% when its time to convert?

Her idea at present is going to be to purchase the house herself (using traditional financing - high interest rate) and make the payment affordable for the family's rent to cover by arranging the sale well below market value and putting up a down payment of 30+ % of her own money, resulting in a PITI of ~1500.

Employee Management: Given the absentee nature of the business, how do you ensure quality staff performance and customer service in your absence?