The last thing you want to do is burn a bridge with an investor you could do business with in the future.

Now, I don't want her to burn down the house messing with something that is beyond her abilities, but to get someone out there to light a pilot light and then eating the cost seems a little beyond being a good landlord to me. 

If a contractor is booked 100% of their time working for an investor and his colleagues, that contractor is saving a LOT of money and time by not having to market or go out on bid appointments.And many contractors are happy to take that savings that their generating by having a steady investor client and use it to reduce their prices to that investor.In the end, the investor gets better prices, the contractor makes as much (or more money) and the contractor doesn't have to spend time and energy focusing on those things that aren't his core competency (like marketing and sales).Win/win.

Again, I don't think there is a harm in talking to lenders now to understand what you are looking at, but I wouldn't spend too much energy getting pre-qualified now, if you don't plan to start looking for at least another 6 months. 

Smith thank you for always taking the time and energy to help us and others on BP!

What about the other three; energy, emotion, time.

Owner a burned out land lord.

You should FIRST take the time to inventory your investment objectives, risk tolerances, resources outside of the $85k (time energy, desire) and then select a couple inches to get smart on BEFORE spending the money.

Kai.......welcome to BP.Second...no disrespect my man, but thousands of people have been in your shoes in the SF Bay Area with demanding jobs that have found the time and energy to invest out of state successfully.You can do it.

Donate for a burn exercise and do a new build.