This reserve fund cushion is critically important to maintaining predictable cash flow.To keep down costs, the cash flow investor must do careful tenant screening. 

Mutual funds are no guarantee of a successful return; 2020 is expected to be a bit of a slowdown due to global trade issues and anything "trade" has a negative impact on the stock market. 

I would recommend running the numbers a few more times with more optimistic and pessimistic predictions to give yourself an idea of what would happen if...something goes south and you have to settle with smaller returns.

I would start with SF since you will be dealing with more predictable purchase and sales prices and more choices for your exit strategy. 

Just keep showing her the data, no starry-eyed predictions of the future, just compare numbers to what a 'normal' investment could do (based on actual historical data).

sell some stocks?  

I remember reading an article that predicted something similar a handful of months back (I believe it was on Inman, I'll have to check).

To determine market value, obtain an appraisal from a certified RE appraiser or, at a minimum, multiple opinions from different agents/brokers (CMA), and not from selling broker.Market value is always changing, like the stock market.

Willing to trade other valuables as part of down or as part of purchase price if that is an option to you (i.e. other real estate, gold, coins, silver, stocks bonds...

Not just real estate, but all opportunities (in fact, I'd rather start with stock investing).Does anyone know any good starter books?