The thing I can't get past is the correlation between stores closed, and the Amazon distribution centers being within "Same Day Delivery" range. 

Very excited with what's in store I realize their is a lot to learn and I am certainly motivated although very nervous.

Offer to pay for the cost of moving and the first month or two of storage, unless she has somewhere to store it all of course.Best of luck!

Also to your point of the day care and company car, I think that's valid and I would add that it it might also look legally like a home office - she still maintains part of the house for her personal use (to store cleaning supplies and linens)., Interestingly enough my mother's best friend runs a day care out of her personal apartment in NYC.

City planners struggle with this all the time, but a grant for a Redevelopment District takes years to write and get approved.Assume you go it alone, is there any brand name stores in walking distance - - think "Why would someone want to move here"?

Is it close to schools, stores, mall, restaurants ect?

Including closing costs she is coming to the table with like 11k, and then she will front 9k to the contractor to get started (she gets that back at the end of the rehab) plus she will pay the holding costs and so she may need to be 25k liquid to see the deal through, but she stands to walk with 20k - 25k in about 4 months.  100% return cash on cash. 

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

If you have to go through an approval process or underwriting to borrow funds it's financing.Cash is a liquid asset sitting in an account.

Make sure to view the Bigger Pockets book store: https://www.biggerpockets.com/store