It's complicated and an attorney needs to be involved.

She's been a renter for 30 years, just happens to be on disability for a mysterious degenerative bone issue - notwithstanding a picture of someone morbidly obese having anything to do with her situation - and knows enough to get an advocacy group involved.

They probably do exist, but the ones I've encountered have clients who do a lot of things such as regular employees, small business owners, investors in a variety of things such as other small businesses (private equity), real estate, stocks, crypto, commodities, etc.Basically you just want to find someone who has enough clients doing real estate that they do understand the complexities involved and the implications of taking various positions (such as real estate professional status).

The greatest thing you could do at this stage in your life is choose a career path that doesn't involve taking out debt.

Previously we were involved with one in a different state and they were only about $1k, but this was a few years ago.

Would probably involve putting in a permanent foundation, and re-siding the home at least (probably getting a permit for a remodel) - not an inexpensive proposition. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Lastly, if you want to be involved as little as possible, consider hiring property management and bookkeeping.

I live in the Pacific Northwest, I'm a bit priced out of the market, I'm attracted to buying a duplex or fourplex in some state in the Southwest or Southeast where I can better afford to buy, I would like to move there and live in one of the units, but it seems like an overwhelming project to decide where to buy it seems there are a lot of factors involved and it's difficult for me to come to a decision.

The information below was provided by a Loan Officer for my Closing Cost as the Buyer/Borrower and Title Company for the Seller's Closing Cost.Loan Information$185,000 = Loan Amount$9,250 = Conventional Loan Down Payment (5%)$4,980 = Estimated Closing Cost: (Processing Fees, Underwriting Fees, Appraisal, Appraisal Review Fee, Title Insurance Services, Settlement Fee, Administrative Fee, Courier Fee, Owner's Title Insurance, Lender's Title Insurance, Recording Fees, City/County/Stamps, & State Tax/Stamps)$2,120 = Estimated Prepaid/ Estimated Reserve Cost: (Daily Interest, Home Insurance, & Property Taxes)$16,350 = Total Cash at Closing from Borrower$1,000 = Estimated Monthly Mortgage Payment: (P&I, Hazard & Mortgage Insurance, & Real Estate Taxes)Seller Closing Cost$0 = Agents Commissions: (No REA involved in this transaction per Seller's request)$900 = Total Cash at Closing from Seller: (Estimated Doc.