Be prepared that if you tell her he does not qualify to live there, she will probably sneak him in anyway. 

The IRS considers rental income "passive," and losses can only offset other passive income unless you qualify as a Real Estate Professional. 

If you are planning to leave within the next year, i would do a heloc as investment property and there are a dozen places that will do this up to 80% of the value of your home.When qualifying for your next home, your lender can let you rent out your current home and use 75% of the lease as income to help you purchase your next property! 

Are there other good channels to find qualified tenants?

Get thee to a qualified real estate lawyer.

However, if you decide to sell after holding the property for over a year, you could qualify for long-term capital gains tax, which is lower than ordinary income tax.

But as a matter of policy, I just tell everyone that actually applied (that I didn't pick) that I rented the apartment to "another qualified candidate".

If possible buy 3-4 unit properties as you should be able to apply 75% of the income towards your DTI to qualify for the loan.

The DSCR compares the rental income to the property’s debt, and as long as the property covers the loan payments, you can often qualify without needing tax returns or traditional income verification.

;-)Yes, been doing all that research since this post, and am hearing from qualified investors with multiple MTR's that healthcare professionals are their chief tenant.