Everything I have found on the web is absurdly priced.

You could approach a commercial/asset based lender and they may give you a loan based more on the ability of the property to produce income versus your DTI.

It may seem like competition is a bad thing but in actuality if you join up with an office with many top producers you have the ability to help them with open houses and can also get mentoring help on your first couple of deals.As you start getting experience and start making more sales, these traditional brokers like C21, Coldwell, etc... will give you better splits.  

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On the contrary, I know of several who are not only fantastic people but also massive producers.

If the property is producing income, she could likely continue to hold the property in the IRA and meet the distribution requirements.  

As for the cap rate, as you can tell by the price, Massachusetts is pretty expensive and the properties that might produce a higher cap rate are in an area I can't commute to work from and this is the best I have found in our commutable radius thus far.

You can use the web site fiverr.com to get business cards designed for cheap and use vistaprint to get them printed.If you get an FHA loan it has to be your primary residence.Nebraska market is super hot right now so it's a good place to buy and hold.I don't have a realtor's license, but it doesn't hurt to have one.

You will need to produce on what they have taught you!

This seems to be an elusive answer on the web and answers can greatly vary from site to site, especially if the source is really trying to market themselves to begin with.