There are others who maximize leverage, think that you can easily build a cap-ex fund over time (hint: cap-ex issues aren't linear), and don't insulate themselves.Side note: if the market doesn't go down then those highly leveraged investor with no cash sitting in a "wasted" reserve fund will get a higher ROI based on their capital allocation.  

A tenant could also burn your property down or a host of other issues.

This reply made my day.Off the top of my head, I am assuming the two concerns/issues one would have would be the set-back requirements (Not a big deal) and parking space requirements (Could be a big deal depending on the lot size.

An option must be for a stated period of time, try 99 years, lol.The issue isn't at the state level, it's federal and with the IRS, as well as CFPB then financing if you apply payments to any purchase price. 

I am having issues getting lenders on board with these Container Home duplexes that I have designed and have contracts on to buy already.

If I go OOS, I make the same money with my 50k but have the risk of flying there and staying on a hotel to fix an issue, fly+hotel will probably cost me 600, which will wipe out one month's rent, if you are handy and the MF is in LA, if a water heater breaks, you can go HD and buy parts, replace it yourself -- if it's in AZ, you pay someone to do it, maybe 200-300 more at least, that's half the rent.

I'm meeting with a accountant next week for rental issues regarding taxes, but a lot of the lending is out of his scope.

But if she is unwilling to stand up for her rights as a property owner, it may be time for someone with the fortitude to deal with "the issue," to step in and take the problem off the landlord's hands.

If it's clear you are not blowing smoke, are pre-approved and have the ability to buy then there should be no issue with showing properties.

If they are having an internal squabble that is their issue; the rent is still due in-full, on-time, no exceptions.