@Cameron Marro - I would work to get her out, move in to the bad unit and rent out the good unit. 

Or should I invest regardless of student loans if my hope is to use FHA loan for smaller downpayment and then eventually rent the house out in a few years once I move?

Even if the rental has a decent cash flow with additional flood insurance, we're still not sure we want to take on that risk as we are out-of-state investors (planning to move back to KY in the future, but not now) and we don't like that it will potentially bring down the perceived value when we try to sell it in the future.The seller has never lived there and has not provided any information on if it has flooded before or not. 

Quote from @Ivan Castanon: Quote from @Jay Hinrichs: depends on market most of FLA that wont move the needle.rust belt mid west you can find deals for those amounts.. going to be rougher areas of course. do NOT follow the advice of anyone suggesting second postions or gap funding.

Does seasoning start when a renter moves into the property? 

So advice to get the house against him and he will move out on his own is HIGHLY unlikely.  

Treat it as such or the tenants will try to take advantage of you as well.If you jump rent $400 per month they could just move out.

Taking action is what separates investors from dreamers.Todd, you nailed it—real estate is a long-term game, and selling a business that’s already producing income is a big move.

Me and my partner moved from Utah to Maryland for school recently and we have a townhouse that we are looking to rent. we are currently remodeling and changing a few things before renting. what are the first steps to change my primary to a rental I lived there for about two years.

That way you can hopefully do renovations as tenants move out one by one and start to build your network of contractors.