., from my experience on these forums, most people will encourage you to leverage up, then continue to leverage up some more (I am probably exaggerating, but generally this is a pro-leverage forum).  

She's been kicked out of her mom's house which is also not an encouraging sign. 

My encouragement would be to not let fear hold you back.  

The data from the last several months are also consistent with the view that COVID has encouraged potential buyers (i.e. former renters) to move from urban apartments to suburban homes.

They will keep pests down, are good natural weed control, and friendly neighbors.As long as your tenants are responsible, and it sounds as if they are, encouraging them to keep bees will only improve both of your situations.

You could also check out TREIA - they have a monthly meeting specific for new investors with lots of great info and encouragement for folks just getting started (not exactly sure what the status is with COVID but they've had some virtual meetings). 

But I would not encourage the concept and you have got to make sure that you don't get in trouble with the banking options.

Because that will encourage multigenerational ownership through entity structure rather than a passing of the torch and new investment activity by the next gen. 

Long ago, we put charges and incentives in our lease to encourage electronic payments and discourage paper payments. 

If you're looking at Indy I would encourage you to look at Fort Wayne, IN also.