I like to keep investments 'simple'Are you paying any 'rent' in this situation?

I personally think out-of-state investing is a top choice.

Recommend opening the account in the personal name, keep it simple.

With nobody able to see the unit in person, I had no competition negotiating and was able to get the house for over 20% under asking whereas it should have sold for full asking or slightly over on the open market.

If I'm in your shoes, I would keep tabs on comparable sales in my areas (I believe Zillow lets you setup alerts for sales in your target areas) and use those as your best measuring stick for figuring out your own value. 

She is the least intimidating person ever. 

So, while taking into consideration the age and condition of the damaged item at move in and the time the tenant was renting for is a factor, I personally don't think using a strict IRA depreciation schedule makes sense.

Nice area though and properties probably will hold their value as long as kids go to school in person at a building/campus. 

Furthermore, delaying decisions may prevent both parties from pursuing new opportunities aligned with their respective goals.Evaluate your long-term financial objectives and personal aspirations for the portfolio.

This is considered a personal home - even though it has rental income, so you only have to have 3.5% down frequently, not the 20% down it takes to buy a true investment property.