First of all, great job.

Job and Talent Loss : The duration of recovery has and will continue to force migration.

It might be helpful to narrow down your options by focusing and researching for markets with strong rental demand, growing job markets, and property prices that fit within your budget.

(+1 sub)speaking of uncut gems. it's interesting that was the movie you were going to watch, given your situation. can't really compare RE to gsmbling, but the guy had heart and wouldn't give up for nothing. great job on persevering thru this storm! 

So I get this referral from a relative about a tenant who has good credit score, no criminal history, and a good paying job.

My sacrifice… no haircuts and no fast food. 1 job full time, 1 full time side hustle. 0 debt at the time other than student loans.

Consider population trends, job growth, and economic stability in these areas.2.

Good job 4's are the way to go! 

She did an amazing job getting me the rental property financing I needed.

They stated that they were not a lawyer so they couldn't comment on the legalities of my question and they still worked for the bank so they couldn't give me any more info without losing their job but assured me that I was on the right track, keeping asking these questions and don't stop until you find your answer.