Ive worked with borrowers even in the sub 6 range, however each deal, borrower and circumstance is different  

I have given special consideration to a tenant based on her financial circumstances.

As of this moment in time, I have no financial troubles or unforeseen costs on the horizon that will sink me.

Same goes for the repairs as there can be unforeseen issues needing attention.For the loan our company does loans in FL and I would be happy to help determine if you qualify with your income. 

I've never thought about it this way, or have heard of doing something at close of escrow... what kind of circumstances would make this possible?

You have to think about the tenants being able to afford your property, no matter the circumstance they are in.

What constitutes a trade or business under Sec 162 case law is not limited to what constitutes a trade or business subject to SE taxes under Sec 1402.Rentals are only subject to SE taxes in very limited circumstances. 

All of the material I come across is about buying, selling, flipping, or etc and I can't really find anything for my unique circumstance.

Here's the thing, I use that model also depending on the circumstances - I'll mention those in a minute.

We have allowed subletters under similar circumstances.