Although, maybe a contractor I know would do me a favor.

But -- there may be structural planning opportunity there if they are C Corps.At a high level, you're creating a lot of nexus and potential filing obligations by buying each new property in a new US state.Your situation is complicated enough to warrant long-term, professional advisors.You'll need to consider not only your US income tax exposure and obligations, along with which tax elections and tax entity structuring is most favorable, but also your US estate tax exposure and your tax obligations in your resident country relating to the US situs assets and income. 

I am normally 100% in favor of all occupants being on the lease, but in this situation she is acting more like a care giver and has a full time residence.

That's a cushion against the property not appreciating well.Secondly, you'd want to buy in an area where the cards are stacked in your favor, an area that's rapidly developing right now.

I would think house-hacking a multi would be your most favorable investment, especially if you are planning on moving for a while.

Then, maybe property management might be in cards but this expense often makes the numbers not work in your favor.  

I'm trying to give you upvotes whenever possible to return the favor, haha. 

You should still get very favorable terms on a 30 year refi.

Any recommendations on cities or towns with more favorable returns?

Rates are extremely low, and you did him a big favor by cosigning a mortgage on his house.