Not trying to throw a wet blanket, but it's not unusual to struggle to gain momentum in your first year. 

I am not convinced it is possible to accurately predict where rates will go given all of the unusual actions that have been taken to support the economy.Best of luck,John

If that's nothing unusual and it won't raise red flags to IRS, it will work.

That's certainly nice of you, but it's unusual to see that type of arrangement between arms-length parties. 

https://www.kcrg.com/2020/07/02/iowa-supreme-court-sides-with-pet-allergies-over-support-animal-in-tenant-dispute/This is an unusual case, but I bring it up because it's likely to become more common as emotional support animals become more common.Read the article all the way through.

There are some crazy low rates available right now, and again unless you're in a unique, and unusual, situation where Seller financing makes sense (i.e you have 10 other mortgages, banks have turned you down, you can't make the down payment on a bank loan, etc), I don't think you want to mess with it for your first deal.

You can start with the major national banks, this is not that unusual but will probably require a bit of persistence. 

But I know this is not that unusual.

This house was unique in that it had a 400 sft addition on it, plus a basement (unusual for ranches in that neighborhood).

Until you get the numbers to that level, you'd have to hardscrabble just make it happen, but you'd still have to self-manage on nights and weekends.It would be unusual and a turn-off when asked at a cocktail party "what do you do?"