Never paid her entire deposit, owes late fees, had unauthorized pet, did not take care of appliances and sink drains, called police on my husband for being in the shed that only we use and she knew he was going to be there. 

That is, by definition, losing money.The terms she has proposed are heavily weighted in her favor, and better than she would get from an experienced lender.

You can also increase income by adding laundry, renting garage space / stalls / sheds / storage.

A really good tenant is worth their weight in gold, so if you have one lined up,  and you've verified everything, I'd get a signed contract and deposit ASAP!

Finally, I felt sure that I should be able to give more weighting to some data points, especially if others came in less than desirable.I have zero issue with going out and gathering every piece of data that I need to make an informed decision as well as learn along the way. 

The 246% is based on the forced appreciation ($1.5mm - $1.7mm) by completing a 27 unit rehab and increase to market rents ($25 more than current weighted average).

First, the father wants to move a small 8x6 shed that is in the "middle" of a rebuild onto the property. though my lot is only .31acres, i do have enough room for it next to my current shed, or even in their separate driveway, does this sound like the beginning of a horror story ?

I admit that Keller Williams and Century 21 seem to be a fit but I would like to hear from others who could shed light on their experience going from a Full Time cubicle to Part Time agent before eventually becoming an investor. 

The REIA is a good spot to network and create relationships but don't put too much weight on the REI itself...

Location receives a lot of weight.