It is difficult to decipher whose opinions, judgements, and authority are fiduciary.I do believe it does take money to invest in real estate - not necessarily for a down payment but to have sufficient reserves for the investment (which does not seem to be discussed much).

With your Fico and down payment, all you need to do is make sure you pass the debt to income requirements. 

I can make the down payments in the smaller market on cash-flowing deals, but these bigger markets require 40-70k to make a deal the conventional way, and I just don't have that to invest.

I learned how much an escrow account check matters to your overall mortgage payment.

I would then find a 2-4 unit deal that I could put down a 3.5-5% down payment on as an owner occupied rental.

Those willing to go beyond that could be good partners for real estate investors.Traditional banks/Local Banks and non-bank lenders - If they are a portfolio lender, meaning they actually hold on to the loan and don't just collect your payment, then they have the ability to be flexible.

If anything is obvious like a solid proof of more people living in the house or signs of smoking in the house or if she misses even one rent payment then start the eviction process.

Many distributors also offer financing and can give you an idea of what monthly loan payment you’d be looking at.

What I love about Baselane is that it was built BY real estate investors FOR real estate investors so it's really dialed in to what you're going to need in order to prepare your taxes, keep your books up to date and the more operational aspects of being an REI like tenant vetting and processing rent payments.

My price range is between 250 - 350k (less would be better, but if more than I would have to be mindful with the interest or down payment %).