Good luck, you are a busy man with school, family and baseball.Likely your best bet is house hacking (if your partner and child are willing to share housing). 

Appreciation: Are you primarily looking for immediate cash flow (rental income exceeding expenses) or are you betting on long-term appreciation?

Your best bet since your working on your capital are going to be to use low money down hard-money lender.

Relatively low cost means you aren’t betting the farm—really just your down payment.

That’s the best bet. 

If you have a lease with this tenant that allows them the dogs, you can still say they are in violation of the lease, I'll bet, by something in the lease that says they aren't to bother the neighbors or cause any disturbances, etc.

Best Buy also seems like a strong bet, but they only sell single-game machines.

Also your plans may change during the next 3-4 years while you’re in school so sitting tight and building your nest egg may be the best bet until you graduate.

With training, it's great.Time spent varies from Client to Client, but I'd bet they probably spend ~30min answering our questions and clarifying transactions to close out the year.

If your goal is less required documentation, DSCR is likely your best bet as most everyone as mentioned, possibly a bank statement program depending on your job structure.