@Dominic Watler where is this property located? 

You can also work for anyone with any real estate role and go from there.One option is you pay money to learn a skill that will fund a real estate career.

The greatest creative financing deals were done 40 years ago, when a combination of sky high interest rates, dormant property sales market, loose Federal regulations, and no qualifying assumable mortgages dominated markets.I found a 4 plex I was interested in where the seller “wanted” $100,000 net to him.  

-Small towns seem to be dominated by a few locals with money who have been investing in rentals for decades. 

I learned it. mastered it and I dominated my market.So you can do that too.Lastly.. and please understand this very carefully as I keep hearing this..A lot of people say things like "Well I don't, can't [insert task here], because [insert reason here]"... know this.

This also plays a role when you look to rebuild/reconstruct your rental. 

Instead, give her a small role to play in the business, which no longer makes it a security.

I use a spreadsheet to do mine.

I am also confused about whether there is one site that potential tenants use as a resource - I do not perceive a dominant player in the market. 

I use a JV / partnership agreement that clearly defines each partner's roles and the variables that can happen for the outcomes such as the death of a partner insolvency, etc. if you have a JV that involves more than two parties, then your muddling more so into securities and raising capital.