I immediately recognized that the listing agent/property manager had the current rent well below market & the asking price massively wrong.

Buy a quality property, stay away from the hood, rehab it as if you would move in, take your time picking a tenant, you'll be find.

I just checked all my properties and they are still showing up in chronological order.

Since you have more time than capital right now, consider side hustles like Airbnb co-hosting, property management for other investors, or even leveraging your nursing background to consult for mid-term rental owners.

That said, you will need to make sure the property meets the definition of rural first.

Unfortunately, my experience has also been they Sec 8 tenants have generally been rougher on property. 

Not sure if your property is in that area as you are a bit West.

Purchase price: $420,000 Cash invested: $120,000 5 bedroom 2 bath property with pool, shed and playground in the backyard.

Another thing to add is the regulations, HOAs and Cities are imposing a lot of regulation on short-term rentals or rent by a room, I have seen some HOAs regulate the amount of people authorized to rent the property too.It requires to do a lot of due dilligence to begin with mainly in such big house. 

I am planning to offer an equity position to a friend in a property I am currently in the process of refinancing.