Perhaps her need to move out of the house was due to a divorce or other financial stress which is going to taint how she views the property and the tenants.  

So, we're starting out from a birds eye view.  

It's great to hear other investors stories or points of view.

I use PR every day, there is some indicators but using property radar correctly in my view means just getting you started in the right direction.  

But when looking to acquire maybe 8-20 units in much smaller markets does the population have to be an astonishing number such as 200K?

You learned a expensive lesson, in the future when someone gives notice make arrangements to view unit before they move, and before you plan on showing it so condition can be noted, give tenant check sheet to let him know what is expected to be cleaned.. this way your not surprised when the bathroom floor was used as a outhouse probably by a pet.. 5 take photo's of unit once it's show ready and save for your advertising.. you have it then and don't have to rely on taking them again for marketing purposes. 

Some may view investing retirement funds in real estate as a drawback, especially if you are trying to gain access to the gains, because the gains have to flow back to the retirement account.

I have included a full view below.

I'm pretty new to BiggerPockets, although I have been viewing posts for a little bit now.

To that degree, plan on losing some money on some deals.I didn't read your post as if you were broke, but rather your view of your current self being a W-2 wage earner doesn't offer much upside.