You can have a retail center inline space and rent per ft be different between end  cap space with drive thru, middle space, or other end of center not close to road frontage.

Since I am in Oregon, I need to have someone on the ground who can inspect the property following move out, tally repairs needed, and hopefully identify which ones are tenant responsibility and which are not. 

- If not, how long do I have to identify the next property to purchase and what happens if that purchase falls through?

The down side is that your properties are all now treated as one... you lose flexibility to refi or sell them down the road. 

The advantage of not having her own the property is if down the road she needs care it is income to her and not a straight asset.

Looking into hard money a bit more down the road however, just don't want to over leverage.How did you find this deal and how did you negotiate it?

Yes, this would not apply to investors in 506(b) syndications (at least at the moment; who knows what may come down the road). 

I'm on the road 3-6 months at a time.

Think 10, 20+ years down the road.

If you are on the road a lot then looking for beat up places and sending out letters is a great place to start.