@Byron Grim part of the BRRRR strategy is finding a property that you can add significant value to, so that you can boost the ARV.  

The heart of the book is about working with the core four.  

It is so heart-breaking when you find a duplex to start the real estate journey and it is either under contract or already got sold.

Family is first but it still is your career and maybe even a 1% commission could help boost you in the right direction.

Anecdotally: Not for the faint hearted, and yes, likely to cost more than 10% for a proper BNB Manager. 

According to them, my spouse and I could handle the portfolio while maintaining our current jobs (both essentially 9-5), basically grinding our nights and weekends to boost our household income by appx 50%.

I say NOW HIRING signs everyone and talk to the business owners and they all say they just can't find anyone because nobody is applying, (probably because of the unemploymet boost) so don't let that scare you. 

Create posts explaining the work, pictures boost your response if you can get them, detail your situation and a request for references/anyone looking to complete some work.I almost exclusively use my local FB group, and it is exceptionally helpful.

I'm not going to lie,  it may tug at your heart strings especially if the tenant is one who cares for the property,  pays on time, and is great all around.

It may be a good opportunity to boost her credit and get a lower interest rate because she will be occupying the home.