One could argue that the GBP at least might be bottoming out but on the other hand the same government team who handled the coronavirus response here are negotiating the Brexit package so it's hard to be super confident.

A cash flow of $100/month seems really low unless there are other strategic pieces to the deal (high confidence in appreciation, tax benefits, plans for other use of the property in the future).

Just looking to soak up all the advice I can so that once I'm in a position to make a move I can feel confident knowing I did the ground work first.  

If you don't have a high degree of confidence that the lender you've been speaking with is experienced and adept at working with investors, moving on to another lender/loan officer to get a second or third opinion is a good idea. 

I feel confident in her ability to oversee everything while I’m not there plus she would help with rent.

In my experience a good Realtor knows his/her value and an agent that is willing to negotiate their commission is not confident in their own value.

This way you go into with a bit of confidence and won't get frustrated too easily with those trades that you don't have any or little knowledge on. 

As long as you feel confident in those answers, you should feel confident in the deal.

Seller is motivated to sell (far below assessed value) but I'm not confident in my competitive analysis and valuation.

I'm confident they will be able to proceed without any grievances from the tenants as they've been very understanding and reasonable with everything so far.