I doubt it makes any difference in the assessed value of the home, for equity / financing, but it does make the home more desirable to tenants and buyers especially IF you are in a B market or above, and it is done tastefully (no tiger stripes). 

Less desirable locations need to offer free rent, TI money etc.If it’s vacant there’s a reason so you need to understand that reason and mitigate it.

Oddly, for flips, the calculator doesn't have a purchase price in there, just runs the numbers for your desired outcome and gives you a max purchase price to achieve your results. 

Is it that your girlfriend has no desire to get ahead in life, or is she just afraid of risk or the concept of flipping? 

I have never owned an income property before however I have found a multi family home in a desired area that I’d like to love in for a while. 

Similar distant out, little better schools, a little more desirable area in my opinion.The only thing you should consider is that the Harvest market has been hot.

I have the desire to learn.

If you save a little more to put down and then still go with a lower downpayment loan, you can get something way more desirable in the $250-300,000 range.

If you provide your desired goals it will be easier to provide more targeted suggestions. 

It's in a desirable area, gated pool, I don't anticipate problems renting.