However, it will shoot my income and debt ratio up (I do not know if a commercial loan will be counted in the personal income and debt ratio and hurt my ability to do a commercial loan?

Considering I only have the ability to put down about 10% at this point, what other options do I have for acquiring this property outside of owner financing since this property doesn't need an extensive rehab and is currently occupied with tenants. 

Build equity to buy more units or to buy and build portfolio with current funds.Like everyone says - it depends on your goals, ability, time and objectives. 

Great market because of constant job growth, very high occupancy rates, low purchase price for a good 3/2/2 home too.

That's going to dictate which market is right for you...Any place which will have good growth in rent prices in the future.

Being it is I want to BRRRR this house,  will getting a "special warranty deed " affect my ability to cash out the equity when I'm ready to do so?

Don't underestimate her ability to make clear decisions, age irregardless.

.- Affordability: Wage growth has lagged cost of housing growth in the U.S. over the past 35 years.

However, if the market wont bear that cost, solar could help you out with that high of a bill. 

This will not only help your potential investor have more confidence in you, but it’ll help your ability to present it & run the numbers. :-)