So the only alternative is to leave a ton of "lazy" equity in the property.The rest of your expenses look pretty good.

There are home equity financing alternatives beyond selling your home and HELOCs. https://business.financialpost.com/real-estate/mortgages/canadian-banks-expected-to-tighten-home-equity-access-as-aid-measures-wind-down

Hello Joshua, there are other alternatives to a HELOC such as a Home Equity Loan, cash out refinance or even a small personal loan. 

What if a property doesn't have any exact comparables, but has very similar comparables.
How should I structure my comps? Could I go by square foot ?
For example, If my prospect property is 3/1/1100  for 180k and my...

Alternatively, it urged Congress to allow those hosts to defer the taxes on their short-term rental income.Airbnb also urged the legislature to make it clear that the property managers that list on its site and others are eligible for the disaster loans that are being made available through the Small Business Administration as a result of coronavirus relief law passed earlier this month.Additionally, the company encouraged Congress to exempt more short-term rental income from taxes.

I would not drop what is in the initial fund, but if she has no interest in learning about investing, the lifecycle funds are a fair option as an alternative.

I typically pay ~$1K for hot water heater but one was down and tenants had no hot water so I am paying $1.3K today because tenants need hot water and I could not easily find an alternative (slight high priority so it costs extra).Good luck

So in summary, maybe you need to create a positive credit history, look into other traditional financing approaches (as an alternative to partnering and HML), and break the cycle in a slow and steady manner.  

I have a cabinet guy who can get me Contractors Choice for 10% less than Lowe's but I am still left needing lights, Plumbing fixtures, mirrors, baseboard, casing, and anything else.

The idea is that on limited income tenants will have to make choices.