With your point made, I'd most likely have to work out either a higher than usual lease option fee, get the ok from the owner for any rehab done or a combination of both when negotiation with prospective sellers. 

He concern however was her long term tenant.

If it was her place, move into the other unit, fix it up and while you are doing that, let her know the rent will be increased. 

Hi thereI am looking to purchase properties in Indy and have so far used a combination of Zillow and Redfin to figure out the ARVs when running my numbers.

Our combined annual income is 120k.

We could probably get $120,00 in cash from our parents combined.  

As long as you think about what you’re listening to, the audio format can combine with other activities like commuting or exercising, and let you be following your goal of becoming a successful real estate investor despite your busy schedule.

I once saw a guy return a 3-year old, very used, power washer to the Midtown Manhattan Home Depot, without a receipt and a brand that HD doesn't even sell.

Even bad deals are a learning experience and can generate a tax write off on W2 income (assuming combined income is under $150K).

This combined with the management of 10 units and a live in flip keeps me super busy!