This agent has been lied to and given false assurances by her go-to lender, probably repeatedly, and based on that she may very well be exposing first time homebuyer $45k earnest money deposits to a crap ton of unnecessary risk (She didn't say WHICH clients she was using the 'no contingencies' trick with, so that could be incorrect).

These loans require a personal guarantee, so my credit and Debt to income are significant factors.

Or if it's really cement like, you could do an exposed brick look and really up your rent (go with ultra modern accessories for that loft look).  

This will expose you to more non-conventional investment deals that will put less emphasis on your credit score.

Number of hours a week is not the determining factor of employee versus non-employee.  

These are both expenses that I have not put together or factored in yet, however they're a possibility in the long run.

The second biggest determining factor would be a great property manager.

But if proximity is a huge factor, why not try Stamford, CT?  

@James Kramer, I consider two different factors.

Are you factoring in the ARV to your calculations?