For her it was too late, she was approaching a fixed and low income retirement.

Ha ok so I'm kind of ruling out the 600k property unless maybe someone who has the house paid off will accept a low offer with owner financing, kind of a long shot though.

Las Cruces, NM 88005This a 4-plex, with 4 2-bed, 1-bath units.The price is 174k.The last unit putting in rent was listed for $375/mo (that looks a little bit low but it is probably normal for LC).

That price could be low because the Life Tenant could live another 20 years.

Slight correction: I try to price about $1500/mo gross over fair market, although have been a little low lately.

.: 624 Bathroom Information# of Baths (Total): 1# of Full Baths: 1 Bedroom Information# of Bedrooms: 3 Parking / Garage, Exterior Features, Taxes / AssessmentsParking / Garage InformationPrimary Garage Type: DetachedParking Type: GarageGarage Type: Detached# of Parking Spaces: 1 Exterior InformationRoof Type: AsphaltStructural Style: ColonialProperty Condition: FairPatio Type: Porch - No stepExterior Material: WoodConstruction Quality (1-Lowest, 10-Highest): 6Architectural Style: Colonial

The area attracts a lot of working families with children and seems to have fairly low rental turnover in the 6 months I've lived here. 

Vacancies are very low, but it's not driving up rents much because of income limitations.Check out Meadows at Riverbend.  

Rentometer is telling me I'm on the low end of the bell curve but I don't know how much to trust that web site.

If nothing else, consider rolling it over into an IRA with a low cost provider like Vanguard, and putting it into Index Funds.