I need to double check, but I believe TN is in the 13% range with state and local.Then several areas basically tripled property taxes practically overnight in a massive cash grab.

Other option would be her doing a cash out refinance on her home and using that money to purchase with cash.  

Purchase price: $999,950 Cash invested: $2,000 Our Good Neighbor Realty Office in Denver!

Columbus better for appreciation, Dayton better for cash flow.

I'm open to other creative methods such as Cash App, Paypal, etc. ... but I believe that they charge for automatic ACH payments.

You're likely better looking in Birmingham right now if you want cash flow.I mean, we get tornadoes here for sure. 

Cash flow is difficult right now but depending on how much you have to put down it's still definitely possible. 

Purchase price: $40,000 Cash invested: $45,000 I found an investor that was finished with real estate and had only a few properties to sell.

I'll live in the least valuable room/unit, and after the rehab is complete and other rooms/units are rented, I'll cash out refinance for the ~75% LTV.

And if you are handling the bookings/marketing, get ready for constant calls from the owner that over leveraged themselves thinking this is a cash flow market when, at current prices/rates it is not, unless they invest significant capital into theming.It's great that you've found a handyman/cleaner you trust.