Given that a comparable down the road just sold for $229,000 and spring is a hot time of year for real estate, her realtor probably gave her a fair estimate.

You may be able to rent a ladder that comes with a lift sled on it - you put some shingles on the sled, stand on the ground, and pull a rope.When I had the roof on my residence done, the shingles showed up the day before the roofers came. 

I'm just starting my REI journey also, but if you need any help with boots on the ground here in Tucson, Az message me. 

If you are paying 10%, that's pretty high compared to conventional 30 year fix at 5.25%.

Get some more data in your system so you can actually see if its working(compare round to round).

When comparing to deals in my areas, I would definitely say pass.

I would also check local rents around to see if it's comparable with the annual rent they claim to be getting. 

If you qualify for it - this would be much better choice compared to SD IRA. 

Now, if I take a reasonable valuation of about $1.1m (the slightly smaller, less nicely renovated house literally two houses over sold for about $1m a year or two ago) and throw that into a mortgage calculator with 20% down and comparable taxes/insurance, I get about $4,500/mth.

Do this until you find at least 3 good ones and compare each of them every time you need financing.