Good point though Houston market is strong but again I don't want just the appreciation I do want the passive. 

I searched realtor.com on a regular basis and got strongly familiar with my area and market.

I would strongly advise you to tread lightly on the down payment assistance program - FHA or Mass Housing.

Max leverage would be 80%, with rates improving at lower LTV.Banks and credit unions are still offering strong rates on stabilized multifamily in the high-3's / low 4's, 75%+, 25-30am, burnoff or non-recourse, but may have less strict requirements than Agency

Even if you are a fix n flip investor and HML scares you, the best advice I can give you is to invest in a fix n flip property that cash flows strong enough to be turned into a rental property. 

I’m a strong believer that you will become the average of the 5 people you talk and hang around the most!

However I'm conflicted because there are definitely things I am not strong at and dont quite have a strong grasp of that I would hope to leverage someone else's strengths to make us both better.

Write a strong-worded letter sent via email or mail and remind her that has violated the lease as it is and you can pursue eviction.

(in about 2 years)My goal will be short term strong price appreciation of the property/ies that hopefully will occur (as happened in Sparks Nevada) within a couple of years of the High Tech Employers opening.

@Kyle Wilkins The cashflow on this is strong, which I think why it seems appealing.