My understanding is that if the property is properly researched and the operating budget allocates enough for vacancy and repairs ) while still cash flowing apart for the possible inability to liquidate your initial investment due to a market down turn or lack of overall appreciation. 

Lack of mentorship and coaching was my biggest obstacle in this process.

Curious to see not only how many communicated or did not but what PERCENTAGE of rent did you actually collect based upon your communication or lack thereof?

Don't let lack of capital keep you from discussing deals that you're looking at.

The lack of bookings is not force majeure.

- Their lack of knowledge about the details, history, potential of the property and their unprofessional marketing efforts (in the listing or offering memo).  

If that's unlikely to happen based on the first listing (lack of showings or good feedback, etc), then advertise it as a rental.Doing a refi is getting more difficult for the time being.

I have never bought a 2-4 unit property so forgive my lack of knowledge.

And unless she's already familiar with your target area (plus you mentioned your lack of background in BRRRR), you're asking her to take a huge leap of faith that this is a good idea for both of you.Compounding that, if you were implying your House Hack would be in a class C neighborhood, I can understand her reluctance...you and she would have to be obsessed with real estate to house hack in a class C.It sounds like you should dial back your plan a bit...For example (and not saying this is what you should do), you could try an approach where she gets her nice house in a good area with appreciation, then move after a 1-2 years and show her the equity upside. 

As a real estate agent, I am involved with lenders all the time and it amazes me the lack of creativity when it comes to this stuff.