.- Neighborhoods to Avoid: Are there any areas that I should steer clear of due to high crime rates, low property values, or other red flags?

Bottom line is you need the best product at the best price.

I am familiar with the step-up rate, and I honestly think she will be selling for very little if any more than what it's currently worth when she took possession of it this year. 

So I really need the best option

Rates are very attractive and we can go to a higher LTV than most on Condos..Intention of capital doesn't necessarily need to be disclosed.

As long as you're financing it as an investment property you should be able to.You might have a hard time getting a lender to fund if you don't have rental rates/estimates to provide to the lender.

Worry about getting a deal closed, everything else is easy, You can transfer to an LLC after, All the best 

I'm guessing there are subtleties that I'm hoping someone more experienced can share with me.For example, I got a part-time RE agent (which I've since learned might not be the best idea) from Zillow for a listing I'm about to make an offer on.

Just under the 1% rule at close, but we plan to convert 2 units into furnished mid-term rentals at premium rates.

This way, you can be updated on relevant topics and connect with experts in the strategies you are interested in.All the best as you look to expand your portfolio!