No one who is considering investing should think generating good returns will come easily.  

If you want to go above and beyond, then go sit down with her, person to person, and provide a bunch of options for her to find rent assistance or a way out quickly and easily.

if there is a basement, you can add on down there relatively easily 

If you have a lease/PPA, those can be easily transferred to the next owner.  

For counter tops, definitely formica, granite is muc h more expensive as well as can be easily broken.I'd be happy to chat with you further should you want, or even better, I could meet you in the kitchen and show you your options.

It could happen, but the market could just as easily cool in the next 12 months.

You can do this easily twice a year, in the fall when the furnace starts to be used and in the spring when the A/C is starting to kick on. 

You should be able to easily create the LLC yourself on your state's Secretary of State's web site.

(It is a desirable property and I could easily rent it to someone else.) 

They try to reel you in after doing a long discussion with you and try to get you to spend thousands and thousands of dollars on information you could easily obtain yourself by reading books, podcasts, and going on biggerpockets!