@sokoloff @lenval: Hard money is certainly an option, but I don´t think we have exhausted our conventional options just yet, so will put a bit more work into that.

She basically has anxiety about thoughts of having to deal with tenant and repair nightmares to the point of where she thinks it would take a mental and physical toll on health and so understandably has massive aversion to the idea.

You will know when you have exhausted those resources when you hear the same thing over and over again and want to get deeper into a specific area that requires more than time resources.

I don't know how much you have saved up but know that once you purchase this investment and if it exhausts your savings, its going to be a long while before you can save to purchase another one.

Im not sure if they make an exhaust fan rated for a shower (wet area) but if they do, you could install one but this might mean adding a second one to the room. 

And... a retail buyer will buy one house from you before their buying power is exhausted. 

Whether its someone that I have on speed dial or I will exhaust all my connections to find someone. 

It has everything to do with our economy, salaries for the lower income bracket, and a renters mentality.

In addition, if the depreciation deductions have been exhausted, it might make sense to 1031 exchange and move on to another property.

Not to mention making more in a couple of deals than most people  make in half a year.True there are many variables, but that is what keeps it exciting and yes, mentally stimulating.