If you can afford Rancho I would do that because the school system in this city is really good. 

Purchased a villa near Tampa ~3 years ago in a good town with good schools and trying to decide if it’s time to sell or rerent... it’s an out state rental near my brother and my PM is good and tenants have been good so far but tenant just moved out.

Since I only have a year of rental history, how should I be calculating my DTI?

To answer your questions1) I think that with the area especially near the local medical school and looking at comps in the area another 10% with minor improvements (Paint, minor bathroom/kitchen changes)2) Great question I did the 70% rule minus rehab for that price.

How do I go about getting a conventional or FHA loan without having any work history at the time of the move?

Check title history online. 

If you buy her another charger she will have other requests down the line which will likely be higher in cost.Does the tenant have a past history of any kind with this contractor? 

Some of our criteria includes having a credit score of 600+, no prior evictions or felony arrests, and no history of collections.   

I'd be happy to get you in touch with a real estate school and maybe a few brokers. 

If you want something you can build significant equity in through a rehab, I would suggest looking into the surrounding suburbs such as the west reading/wyomissing areas where the good schools are that could can get higher ARVs and rental demand from higher quality tenants.