Maintain a credit score of 620 or higher, save for a down payment, and research markets carefully.

One that will pay on time AND maintain the place. 

The one challange is maintaining the exterior, of the home being so close to a school it gets beat up.

Well owners who already had section 8 tenants in place didn't want to spend $5, $10, $15k or more upgraded a unit that has a tenant in place just to maintain the rents they had (or have a slight increase) so a lot of section 8 approved properties stopped taking section 8.Right after COVID though, it seems that section 8 has lowered their standards a bit.

Ask for them to remove the tree.Fifth, see if you can apply to get a protective order from a court to maintain the property. 

They're also going to struggle to maintain that much property without a lot of equipment they probably don't have.

As we have 100+ year old trees on the property, as well as a pond and year round stream, I think it could also be used for a tiny-home or tiny-office (commercial) community, which would allow me to maintain control of my property long term and providing recurring revenue to me (my company). 

This approach not only keeps tenants happy but also helps you maintain long-term cash flow by reducing turnover costs.

It's all about how much equity you want to keep in the house based on the Refi in order to maintain the 50% rule.  

Unless otherwise stated in this Agreement, Tenant shall establish their own utility accounts, effective no later than the lease start date, pay all utility charges, and maintain accounts in good standing.