Even now, when we are making a big stretch that could tax our reserve capacity, we will put this coverage on the new acquisition(s) until we get our reserves back in-line and our debt south of 60%.

I would rather  keep a modest  cash flow than get greedy  and  stretch a tenants dollar.

I don't worry about any profit the seller got above his bottom number.The seller wants to know that you can close and that the deal is not a stretch for your finances. 

I find areas like this make it easier for me to stretch my dollar while still being a more passive investor.

I may be willing to pay a little more than an investor from the cities on a property in my area if it makes sense but I won't stretch to make a deal work. 

I would love to find something closer to the 93/3 stretch, but affordability is the hard part in those areas.

Also check references from prior landlord because she could play the eviction game and stretch a few months out of you.

That makes me feel like I've gotten nowhere with all of these payments--stretching out the loan further.

I only supply range, so this isn't much of a stretch. 

It will still be a stretch to try to pull it off, but if you are determined to try to start now, your best bet is close family or friends.