My goals are long term growth over cashflow (at least breakeven and cashflow would be nice), I would like to buy properties with the intent not to sell, but to scale and continue to acquire more RE, and have the snowball effect pay off down the road in 5-10-15+ years, but again I'm open to all ideas. 

For next steps, I would highly recommend you get in contact with a hard money lender and get your lending in place so you can start making offers.

Anything that's high priced luxury huge lot sizes, amazing landscaping, bigger garages, and HOA fees is probably A class. 

Her idea at present is going to be to purchase the house herself (using traditional financing - high interest rate) and make the payment affordable for the family's rent to cover by arranging the sale well below market value and putting up a down payment of 30+ % of her own money, resulting in a PITI of ~1500.

Networking Strategies: With many events going virtual, have you found effective ways to network and generate leads online?

I Just provided them the info stating that their estimated gross income is extremely high.

Guy & Gal they were awful and totally out of touch how to relate to your aspiring investor with barely 10% down, high DTI, and wanting to be "financially free".

Operational Efficiency: What are the most effective operational practices you've implemented that have streamlined operations and reduced overhead costs?

Second, I know the tenant doesn't have excess funds as they are still dealing with the effects of hospitals, drs, etc.

We are already a fortunately high net worth family. however, that is from my spouses W2 income, so at this stage we don’t really have anything tangible to “leave behind” and we want to try to build generational wealth for our child.