As of last night (Thursday), I now have a signed lease with a paid security deposit ($1350) and June's rent ($1350).

The security of fannie is what allows for such a low (25%) amount of equity. future investment properties will continue to fall in this 25% bracket I think you can buy a higher rate and do 20% down for the first few, but with rates rising that won't be as lucrative anymore.

Granted investing in various things will require educating yourself first.

Looking for any input or suggestions that would allow me to secure this deal quickly.  

Even if you find the right deal, securing the right type of funding can be a pain.

Some loans are secured, while others are not.

The HELOC is secured by your personal house, the new loan likely the property.  

Her advice, candor, helpfulness, and willingness to do what it took to secure me the best possible outcome was incredible.

If you have handled everything correctly, being strong when needed to be, and doing evictions when needed, the Tenant will feel secure because the Tenant will know what is expected of them and will feel comfortable and will want to stay.

That said, I'd like to raise the rent by $25-$50 per month and put them on a 12 month lease with the condition that if they found their home, they can move out once we find a replacement tenant (and we would focus on securing a new tenant ASAP).