Based on all of your suggestions I decided to simply advertise the unit as an anticipated vacancy and mention in the ad that I can only show the place starting 07/01 and that it is available to rent anytime after that.

I need to find an asset based lender that is willing to base financing on the income of the property.

NOI, and thus cap rate, feeds into how much of a down payment is required b/c it feeds into the "sizing" of the loan.Many asset classes, like apartments and offices, have less than ideal in place cap rates today, so you need 35% or 50% down to buy them (unlike a DTI-based home loan, your personal W2 income cannot be used to significantly offset).

Does the local knowledge and contact base in a flat market outweigh the possible gains to be had in a growing market?

I am trying to get an asset based loan my fiance and I don't have the best W2 incomes but we have enough assets to foot the bill. 

the book in the bp bookstore. i did the rookie boot camp 2y ago that i imagine this book is kind of based around, and one of the first steps was picking your strategy. the tough part is: THEY ALL WORK. but they all require different skill sets, different amounts of time, and will create a different-looking life for you once the ball is rolling. you have to lay out what skills you have, what you do and don't like doing, how much time you have, and what your vision is for your investor-life 5y down the line, and choose the strategy that aligns best with those things. 

Perhaps the lender base d the loan on potential.

Based on the kind of return you expect, I would stand pat. 

Be advised, military personnel are not bound to lease agreements if they get orders to PCS to another base (permanent change of station) or deploy. 

They give you access to cash that you don't have to pay for until you draw it.