Assign a contract: This is where you get a property under contract and you "fee" that you collect at closing is for giving the end buyer the rights to execute on the contract.

If you are able to buy a house where you are and have your friends as roommates I’m thinking you will be more likely to be able to collect rent.

Is there any software where I can filter out properties below a certain return?

This is a Mom and Pop ownership where husband has passed away. 

I have my personal emergency fund stored away in a HYSA, and am working to build up a15k property reserve as well, but am conflicted on where to keep that 15k. 

I just didn't know where to put the service dog on the lease. 

Since you are doing new construction I would suggest making them private enough where guest have minimal interaction with each other.

If you have every lived or have family you are visiting anywhere in the Midwest, that's where I would start.  

Where?

A great way to get started if you currently have a W2 job is to buy a house hack like a duplex or a fourplex where you can move into one of the units and continue to rent/manage the other units.