.-- The influx of STR supply has certainly brought down Airbnb revenues the last few years for everyone.

If you stay in Northern Minnesota you could look to locate closer to Duluth which has a large supply of duplexes at prices much below $500K.

I had found some regulations about VA guidelines and it speaks about recent separations and states that anyone who has recently seperated and doesn't have the needed 2 years job security can still be processed but underwrites will use their best judgement and will have flexibility.

Very few allow any subordinate financing below their note but I do have ONE that allows 90% CLTV (they loan 75% and allow you to secure a 15% seller carryback as long as you come in with 10%). 

I don't know if that is included in the total rent numbers the owner supplied. 

I know most BP note investors deal in SFR notes exclusively, or at least mostly, and for myself 98% of my note investments are notes secured by commercial properties.  

Choose the Right LocationProximity to Campus: Prioritize properties within walking or biking distance to minimize transportation costs.Safety and Security: Research neighborhood crime rates and local security measures.Access to Amenities: Look for nearby grocery stores, healthcare facilities, and entertainment options.3.

The PE investment feeding frenzy that started up 15 years ago as TOH parks started getting gobbled up is starting to slow as supply tightens. 

Since you're 6-12 months away from buying, use this time to build investor relationships, master deal analysis, and secure financing.

I just did a quick search of the area and there appears to be an ample supply of properties with an average rent of approximately $1.10/SF.