How beneficial the study is to your specific situation is dependent on a lot of factors.

Its certainly hard to cash flow significantly in the current environment (high rates, high values etc) - I tend to think though that just "doing" a first deal even if it doesn't make too much is valuable versus getting stuck in analysis paralysis - the learning from the experience of actual doing it generally is 10X + even a ton of courses, info, spreadsheets etc

Or determine where and how you want to get involved, raise some capital by selling or using your current properties as assets and get involved that way with or without partners depending on your budget and goals.

The home was purchased using an assumption loan with a 2.2% interest rate!

They do not depend on her financially. 

The ARV would be 780K at a 8% cap rate and I'd have a government contract to rent the units out to vetrans.

Depending on your budget and how many leads you have, it may be viable.

Charge the tenants a higher rent rate and include utilities with their rent.

They are highly skilled, highly credentialed, and that means they're highly paid).Depending on the cause(s) and solution(s) to the problem, the property may need to be vacated--now you've got an empty property that's bleeding cash, and not bringing in any rent.

Areas like these typically have low vacancy rates and high rental demand.