it's not ideal and a pretty ****** situation. with that said it was my very first property,  I sucked it up  and did what I had too.   

Ideally you want to keep your capital as simple as possible. 100% financing for this would be the simplest and easiest.

She is able to make her own schedule so it was ideal for me to have the same options available.

We have used 2 locks that auto set a new code and email it to new guests automatically.

Ideally I would prefer to leverage OPM/HM.

My aim is to make the rent cover all his expenses, put money aside for any issues that come up, and ideally pocket a couple hundred each month.Any advice is much appreciated--thanks all!

However, conventional is ideal.

House got sold a couple years ago and now it looks like 20 people moved in and are running an auto dealership and repair shop from the back yard.

Sure, your first month or two owning this home might be a real slump (I don't know about indefinitely - anyone who catches the virus now shouldn't be contagious a month from now, which means we'll probably see waves of people staying home, and then ideally life will return to normalcy after this initial panic), but these atypical circumstances are precisely why real estate investors insist on factoring in vacancy to your cash flow analysis.

Ideally, you want to match both so that it's a win-win, but that can be tough.