It sounds like you have already done this part and came up with an investable amount.The end goal - This is usually something like $10,000/Mo. income, in present value dollars.Time frame - The shorter your time frame to reach your goal, the more initial capital and credit you will need.For the rest of this post, I will assume that you want to create a reliable passive income stream that you will not outlive.

@Daniel Smyth thanks For the reassurance that this will be a good step, my initial worry is that I’m starting kind of backwards but knowledge is knowledge and I’m more and more convinced that this is the right route to take.

@Andrew Postell I know that sqft multiplier is not to be relied on for due diligence but for the initial pass (before going on sight, and just looking at pictures on MLS or from wherever) to say...yeah this is worth my time to do due diligence or not.

I've also seen that there are some private and hard money that would do loans to foreigners but they seem much more expensive and they would probably kill the cash flow from the buildings i am looking into.The duplex I own I paid for with my personal line of credit but that limits my buying power by alot.The main reason why I invest in the states is simple, in my area in Canada, gross rent multiplier is about 16-20x, which is not ideal for cash flow.So my question to you is this: does anyone think that it's worth it to get loans with higher interest rates and just go with my initial strategy?

I anticipate using a property manager at least initially.

Include this in your expenses when you run the numbers whether you decide to use PM initially or not. 

My initial cash investment was about $27,500, and my cash out refinance was about $15,000 more than that.

Also going through FSBO, what's the best way of initiating the process?

If she wants the house and feels capable of purchasing it, let her go to the bank to get qualified and initiate the move.

I am using QBO and want to account for utilities that I initially pay for (since they are shared throughout the building), and then the tenants reimburse me for each month (each unit pays a % of the total).