Not going in a bad neighborhood at 10:00 at night for an emergency 2) because I wouldn’t rent where I wouldn’t live 3) because I’ll be paying more in homeowners insurance than rent coming in 4) because I would spend more money than the home would be worth trying to put the best flooring, appliances, fixtures, and other amenities so that it would look the best on the block. 😊.

Long-term furnished is definitely on my radar as I move forward, especially around Baylor/Deep Ellum and the Medical District with Parkland/UTSW, I've talked to a couple of friends who are doctors and they know people that do this and puts people like us in a good situation to help each other out.

What is your emergency fund?

Side hustle, better job, use GI Bill for more education, take a roomie, or whatever it takes to save up an emergency fund, and then save up your next down payment.  

It's technically legal in WA to grow it with a medical card which he says he has and would gladly show me.

We will consider poor credit due to an "event" such as a medical issue or divorce.

A few hundred thousand can get you around 20-30 decent doors in some solid markets and you'll need some reserves for emergencies unless you can save up a ton, quickly, to cover it (not recommended, though). 

Nearly 100% of the prospects who approach my firm and DIYed their returns in the prior year are either preparing their returns in a materially incorrect manner or leaving advantageous strategy on the table.DIY software doesn't turn you into a tax professional any more than reading Web MD turns me into a medical professional.That said, if you are just starting out, you can probably get by self-preparing your return until you've reached critical mass and can absorb a rock star tax professional into your budget. 

If that is all you have left it is probably time to beef up savings again, because you need reserves for your property as well as an emergency fund for yourself.  

Yes, your rates go down in the summer, but there are people who need a furnished rental for jobs/family/medical visits, so your property doesn't have to sit vacant when it's warm (okay, hot) outside.