They have all been extensively underwritten and they provide the loan servicing for you. 

Reductions in the price of long-standing homes may be an indication of motivated sellers, providing a chance for a negotiation, particularly if Zillow estimates are lower.

No clue how it takes someone 5k in labor on $300 in materials but you didn't provide enough information 

I provide the paint.

There are plenty of NNN tenant-in-common investment providers out there, along with DST sponsors, deal syndicators, etc.   

Here's how I would approach it:- Offer the Renewal to Both: Provide them with the option to renew the lease per Nathan's suggestion.

In the commercial & private money world its all fair game and case by case.Use of credit cards to purchase properties to acquire/capture equity, create, cashflow, provide additional tax shield/benefits against your income, and improve your real estate investing venture is definitely one way to go about it but it should not be the sole method since there are risks like many have mentioned above.If you're using business cards (linked to your FEIN - federal employer identification number) and it doesnt report to your personal credit then it might be more prudent credit wise because your Fico scores won't tank when you max a business card out versus a personal credit card (drop of 80-100 fico pts temporarily till you payoff).So with prudent timing (funds seasoning), knowledge of how to maintain your ficos so you still qualify for your cheaper conventional money, and how to use the cards to purchase can definitely expedite your REI journey.Most people I encounter would not have the know how to do it correctly as I see plummeting fico scores, in ability to qualify, and many other issues with using cards to invest on a weekly basis.Best of luck,

I agree that BRRRR isn't the easiest but I wouldn't say it isn't the best, that will depend on the specific deal. 

She may run into gift taxes to the kids depending on the amount.

Does it provide easy to understand information?