If she can afford your rent now she will not qualify for section 8 unless she loses her job or her hours get cut dramatically, and even then I think the process takes a while to get approved 

On one side, it seems to involve a decent amount of expenses/high cut out of the agents profit.

We'll just be cutting off our own limbs.

Of course since we’d be living in 1 side that would get cut in half but that’s fine.

I have been cutting the grass and taking care of small outside items to keep it looking nice and keep the pests down.How can I go about trying to buy this home as an investment property.  

If they don't trust me, they will cut corners another way and the quality of the calls will be terrible.

I’m not familiar with the specific market but if it’s not in a great location I would sell and cut my losses, then start over in a better location.

A pay cut!  

They did make up rules as they went along because lender #3 (we dropped him) cut the qualifying income by 35% based on pandemic k1 losses but lenders #1, and #2 did not count them at all since capital ownership was <20%.

@Andrew Terry I would cut-bait after the 29th if it doesn't go your way.