Your client will also want to budget for property management (if they plan to use that), vacancies, and general maintenance/repairs.

I've been back and forth with her on the phone consistently for the last week and half about everything and I know she has no help.

However, Total Protect Home Warranty just recently did anything and everything they could to not repair/replace my HVAC on another property, so I don't want to end up with another company that will leave me to replace it myself again.

You might consider buying a 3 bedroom 2 bath that needs rehab work that sells for about $25k and another $30K in rehab work for an all in cost of $55K with a possible and likely rent of $1,200.00 per month After repairs.

Highly recommend getting on the phone and seeing how you can lend a hand (connect buyers and sellers, educate owners on CASH program, educate on tax deferral methods, etc.)

Happy to chat via phone or face to face at your convenience.  

For example if I by a duplex for 100,000 the gross rents should be at least 1,000 that is after all repairs etc.

if you need to supplement the costs further you can consider renting rooms out in the unit that you live in but this typically is only an option for those who need the financial assistance (housemates are often not easy).You learn Property Management, if you like being a landlord, doing repairs and hiring contractors. 

He’s very good at thinking outside the box and has saved me tons on repairs/replacements.

She will give you a phone number for her current LL and employer.