How about replacing furniture, appliances and supplies for tenants - are these deductible expenses?

Close proximity to my personal home in a desirable neighborhood w/ supply shortage.

We paid cash, and got most of our supplies from habitat restore, salvage stores, and clearance markets.   

Of course I am understanding of the circumstances, we're still in the middle of a pandemic so staffing at their office was frequently an issue, supply chain shortages and backlogs of necessary equipment, winter was upon us and the ground is frozen.

As we're all aware, supply chain issues are real and construction is indeed backed up quite a bit in many areas.

Toilet paper, cleaning supplies, coffee, towels and sheets, laundry detergent, etc.  

We are in a great cash position to be able to put a good down payment, but conversations I've had about getting a mortgage have turned negative real quick just because I don't have a "regular" job.

Keep saving money until you land a regular full-time job again, get the job to confirm your salary, and then start looking once cleared by a lender.

Your rental property is no different than a regular business.

@Kyle Marsh At the end of the day, it's all about supply and demand.