In our area we have 3 different HUD agencies that provide vouchers to qualifying tenants.  

If you can qualify for conventional cash out refinancing, most lenders do not have a minimum loan amount requirement.

Will they finance 100% of the purchase and renovation or will they want skin in the game (you putting money in).Most do not do 100% funding so beore going down more rabbit holes, make sure you have the $ aspect situated first.

I would speak with a loan officer to get an idea of what I would qualify for with that level of student debt. 

Even so, we might not qualify for a house/cottage in the 200k-300k range. 

@Jade Frank I agree with what @Dominic Mazzarella and others are saying here, but If you find the downside outweighs the gain and you ultimately decide to sell the property, Since the property was held for investment use it would qualify for a 1031 exchange. 

As a result any “offering” must either be a registered securities offering, or qualify for an exemption from the required registration.

A lot of qualifying questions for any potential tenant.Having said the above, I ask for some "standard" things, such as the names of everyone who'll be living at the unit.

But I also don't want to waste too much of my time but showing my unit to people who wouldn't qualify.

Any referrals or recommendations for good and qualified brokers, sellers, property management companies, loan brokers, insurance brokers, mortgage brokers, contractors, etc.