I would stay away from section 8, pull credit and background, and call referrals, and look at pay stubs for everyone who applies.

Tools like the BiggerPockets calculator and books like The House Hacking Strategy can guide you further.

I can share some of it with you and help guiding you through the process. 

Tenant 2 stays. 5 months goes by to come to find out that now tenant 2 moved out without our knowledge and let squatters move in.. had to file for eviction, got them out finally.

I would focus my attentions here and try to stay local (within a 4 hour drive) as the POH rentals require more engagement.Financing is a tough deal... but sometimes you can find those Mom and Pop operations with quite a few POH rentals that will work with seller financing on a reasonable interest rate with a balloon within 5-7 years. 

I would also weigh if you plan on staying in the home you are in now for a long time or move in the next 5 years.

Not to mention the economic development steps the town is taking in ensuring the growth of town (roads, schools, zoning) stays on par with the future expected population growth and new jobs that are going to be a result of the new factories opening.  

We want to get a Vacation Rental Permit for stays under 30 days for ADU but current zoning doesn't allow it.

Would it be better to stay in San Antonio and network with people in San Antonio?

In hot markets, some wholesalers and investors use 80-85% of ARV (minus repairs) instead of the typical 70% to stay competitive.A few tips:1.