I also would not limit by education although we do see it a little locally where some rentals will not take undergrads only grad students and it doesn't seem to be an issue. 

Full disclosure, the City of Detroit Assessor's office is not the best, so you often don't see as large as an increase as you should - but, there will be an increase!

@Beth Crosby this isnt an issue for a DSCR cash out product vesting under your current LLC but leasing the unit to a company you own rent the property will be an issue with most lenders.

Conventional Loans:With a strong credit score and a larger down payment (typically 20%), conventional loans can be an option.

Reductions in the price of long-standing homes may be an indication of motivated sellers, providing a chance for a negotiation, particularly if Zillow estimates are lower.

I've seen some businesses that have done this in the past where it was an oil change business and it was converted into a coffee shop or restaurant.

This would not be an ideal situation for any tenant and I feel I need to put the idea of house hack aside unless I can find a unique property that has multiple standalone units, one large enough for my Brady Bunch and potentially several other units to offset the note.

A 401k is an employer sponsored plan, so there has to be an employer.

I haven't really exactly figured how much I will need for the business, but I imagine $25,000 would be plenty initially.As a rough estimate, I imagine if I put 20% down + 5% closing costs on a $500k property (what I consider to be an average/nice house in my area), that would still leave me with $165,000 in savings.

Specifically, really steep roads  will interfere with your Winter-season rentals and can even be an issue in the Autumn with the rains and leaves.