I need a lender.

I'm making two assumptions here - it will take you a year to get the tenants out, and so you are cash flow negative for a year, and that year of negative cash flow is a lot less than the loss in sale price you will need to take to get it sold as-is. 

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For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

Is your comparable unit that you get $100 bills for a 4 unit as well?

Save that down payment money you mentioned or go for a multi family at a higher price than the single but have rental income. 

I figured if I get a decent deal on a turnkey property that has at least 3 bed 2 bath I can prob rent for 2k a month give or take depending on the amenities and make decent cash flow. anyone else have any experience with renting single family rentals in this area?

Or buy a single family and house hack bedrooms or a portion of that property. 

This year I made it a goal to purchase my first property and my hope is that with the help of this community, I can make that goal a reality.

I'm wondering if I raise the rent without getting in a bind?