What I'm most concerned about is the Project 2025 plan to gut HUD and most social services.

I understand your concerns about investing in a distant marker, and will certainly have another look at areas that are within driving distance.  

After arrival they're disappointed to find it's not a private bedroom, which leads to disgruntled guests that search for way to get a refund and leave bad reviews.

. $50k gets you the house but leaves you very little room for value add. 

They wouldn't have any skin in the game and could just walk away and leave you high and dry if things go wrong with the property.

If that is the case than it leaves us to only buy new cars.

Quote from @Michell Chase: It isn't a large amount but my concern is that if I remove the tenant in July I have no deposit in the event that there are damages to the unit. 

But there's no body of case law indicating that to be a concern.

My concern is that if i apply for a HELOC to use for the down payment before i apply for a mortgage, A) I wont get approved due to my DTI ratio, and B) I wont get approved without first showing the bank I have the 20% down payment before pulling the HELOC.

I been leaving here paying rent to Rafael Johnson..they gave us a 3 days notice I'm so confuse..I need to speak whit some one about this property.like I been here 2 years paying Rafael johnson.and I have 2 kids