Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Searching through the forums is like my second google, ha!

This encourages them to start their search now and (hopefully) leave early so you can turn the unit around and find new tenants sooner. 

I wouldn't be opposed to having a little skin in the game (closing costs, inspections, etc) I would be living there paying market rent and doing the improvements myself.

Any reccs on where to search google for these tools, or some free ones?

If you're not having any luck with mortgage brokers (I'd search out the ones who specialize in investments), then go to your local REI meeting. 

I would use the income to slowly improve the house and once you get it to a good spot, HELOC out some money for a down payment on another place rinse and repeat. 

@Mario Morales - Personally, I would do some research in your target market and search (even it on zillow) for 2-4 family properties and see what agent(s) seem to transact the most in that space.

You can also search for local FB groups that specialize in longer term stays.

Don’t forget heloc, DSCR, 2nd on primary, borrow from retirement accounts, credit card cash advance, property reserves, home improvement store credit, etc etc.