are you including the rental income for her rental property plus her W2 income?

We had a fire/landlord policy with Norfolk and Dedham insurance, however after my last tenant and last property manager allowed my property to get into a state of severe disrepair, including water damage from a dishwasher/septic backup, which was never remediated, my insurer dropped me from coverage as a "bad risk" (we had made a claim for the water damage by the tenant).

Also consider that the entire state has a relocation fee = 1 month rent, if the tenant has resided for more than 12 months and you have 5 or more properties (including your personal residence, and any property owned outside of Oregon as well).

First and foremost, as a landlord, you have the right and obligation to ensure that your property is properly managed and maintained, including making sure tenants comply with the lease agreement and relevant laws and regulationsStart by communicating with your PM, emphasizing your worries about the safety of children.

(ball park that would include framing/drywall, electrical/recessed lights, flooring, etc.)

So you would net $33k in that example and that also doesn't include state tax. 

This includes files such as tenant leases, repair estimates & invoices as well as events such as tenants moving in or out of your property, tenant rent payments & notifications if your account becomes delinquent.

Thanks @Michael Watts, the 2017 edition just came out and has almost 400 pages, including forms!

As well, I do not rent any property that I myself wouldn't live in, which includes location, finishes and repairs. 

I would expect to be provided with the tenants full information including application and all reports/information that was collected.