Their criteria are rigid and hard to meet in this current climate, so I'm concerned that if I go that route and it takes 1-2 years to get in the game then I'm missing a lot of learning opportunities from just buying my own small deal to learn the ropes. 

My concerns: - She has not provided me with the rehab estimates but based on what I see in person from outside of the properties, I think its going to be a major gut rehab so I am assuming at least 300k.

I am also concerned about the cash flow and repair expenses, like @Matt Hurley said.

Always expect the worst to happen with your tenants, they can be good people but still cause major damage to your property.

Tenant also stated that I could not ask her to leave without having cause.  

One of the concerns was pointing the exterior brick wall. 

The worst is if you are disorganized and run into a tenant that causes problems down the road.

Enforce late fees and always proceed immediately to eviction when clock ticks down.A tenants personal life issues are not your concern, working with tenants problems 9 time in 10 will only cost you more lost income, landlords are not social workers or family, you need to take all emotions out of your business.

So, i dont need to concern about default tenant because i already have enough SD.

Over-improved yard; Too low on rent amount (initially concerned with getting renters in, neglected cash-on-cash return) Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?