She'd probably be able to put you on the line as a co-borrower.I've done this personally and it's been great for me and my situation!

.- you'll want to define "best", and what that looks like for you as a success.- How much money do you have to spend?

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

I have googled it and it takes me to links that are too broad and end up as a dead end. 

As a newbie , I would start shopping for a property manager who can list and manage the rental.

Not a tough process (unless you stink at your job as a property manager, right?)

Keep in mind banks still pool forclosed assets together and sell them all together as a group to one company.  

I have never been able to utilize any DPA with any deal as of now, but it is fun to keep it as a possible tool for use in the right situation. 

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

Courtesy of Dodd Frank, its doubtful the self employed will ever be viewed by lenders as favorable as a w2 employee.