After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

I write and share a lot about my experience, the market there, and even openly share performance history and numbers on my own rental portfolio.Happy to send you and anyone else those resources.

Verifying last 2 years of rental history very important!

I'd consider tenant history as well.

This would be specifically for a property that doesn't have previous rental history.

Not sure if you have kids or plan to eventually, but we also have a couple of top-ranked school districts. 

I do actually plan to move to Houston from California for school but that is not until the near future.

If someone had an "event" in their life (illness, divorce, etc) then we may be willing to accept that, but if someone has had their vehicle repoed, they have items in collections, and a history of late payments, we'll pass.

He has 1 year of rental history in an apartment leasing. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?