She had checked out good, job & credit wise, but had personal issues that you can't screen for.

I'm currently working with my Credit Union, but am open to other lending sources. 

But be prepared to spend a bit more on your renovations, be prepared to compete favorably with shiny, new homes.

I have a relatively good credit score (780) and 20k in student debt. a good. 

the biggest issues are that the available tenant base drops dramatically around October and doesn't pick up again till the end of the school year.People are no different than animals in that regard.They want to be settled and hunkered down in a property before the school year and/or bad weather starts.Quality tenants with good financial backgrounds don't want to move their families in the middle of an icy,snowy winter for obvious reasons,and good college students have already started school in August.Many of the few available tenants will have questionable backgrounds like recent job loss,previous eviction,bad credit,difficult income verification and don't make 3 times the rent,criminal records,etc.   

Talking to the home seller is a most critical skill, see my BP blog "Make money without banks or credit" for how to talk to sellers.

The damage is done and preparations must be made.

Want to get feedback from the group.Here are the community statsMetro pop 280,000, up 12%since 2000, up 25% since 1990Unemployment 4.8%Median family income $53,000Median home price $101,00022 lots, 19 tenants, no POHAvg rent is $197, avg market rent $214 Rent includes city water, private septic, trash, lawnEstimated expenses are 49%I got a quote to sub-meter and requesting a $10,000 credit at closing so I can get that done when I purchase.

I'm not saying it can't be done but you have to be prepared to work two jobs.  

You could prescreen them, but most people aren't going to pay application fees or allow you to run credit, etc without seeing the place first.