To have the edge over your competition, you will need to have the funds ready to go, know what to look for yourself, or have an investor agent who specializes in finding good deals for you.

Only said, "Just put 'Purchase is subject to the mortgage' in the Special provisions section on the TREC (For Texas) form.Anyone have any actual experience doing deals like this?

I'm sure there is a way to give weight for particular attributes that are important to a Landlord, but I never did very well in statistics, LOL. 

I am 47, a single mom, a special education teacher and a recently licensed real estate agent ( which at the moment I am doing part-time while teaching).

Looking for agents to assist with the search and purchase, as well as lenders who specialize in underwriting self-employed individuals.

You should speak with an independent insurance broker who specializes in the needs of property investors.You will likely need a short-term vacant/renovation policy to cover the structure and your premises liability while rehabbing the property.

My wife and I got a First Position Heloc Loan, and I liked it so much that I left my job in Medical Sales to join a company that specializes in them!

Are there any brokers out there that are specializing in Airbnb / short-term rental properties? 

@David AndersonBeing able to defer the gain from putting it into a Qualified opportunity zone is not as simple as buying a property within the zone.Regarding finding the designated tracts, you can likely type into google "<insert county/state> qualified opportunity zone tracks"You likely want to work a tax professional who specializes in qualified opportunity zones to make sure you are following the book.Some of the steps include1) Funding the entity with capital gains within 180 days2) Self-designation as a QOF3) buying a property within a Qualified opportunity zone4) Rehab the property for atleast the cost of the building5) satisfy periodic asset testing6) satisfy holding period requirement7) etc etc etc

I think he specializes in your type of situation.