This is part of the impetus to get started now that plus likely qualifying for financing easier with my current income. 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

USDA offers 100% financing if you can find a property that qualifies for USDA.

So if I understand this correctly, by qualifying to extend the 5 year rule to 10 yrs, $250k if single or $500k if married of proceeds from this sale would be exempt from capital gains? 

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

My experience has been that although I outline the requirements for tenancy in my properties, both brokers and PMs still send people who would qualify for most property owners but do not meet my outlined criteria; and then are SHOCKED when I reject them.  

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

I've had qualified renters move into a rental, add their bum friends or family members, and then disappear, leaving me with bad renters who weren't approved and aren't on the lease.The best practice is to screen every adult, approve them, and add them to the lease. 

Absent the DTI "immediate credit" he may not qualify for a new loan for the size of home he seeks inside of the 9-12 months after he sells.

Even trusting a brand new GC who's licensed/"qualified" is a risk from out of state, let alone out of country.