You also should keep in mind your closing costs which could cut into a chunk of your 19K unless you have already accounted for it. 

It's almost impossible for it to have come from your tenant because a bullet wouldn't go straight up and come straight down.

For example, 5% for capex on a SFH in AL on a $900/month rental (so $45/mo) just wont cut it if you have a roof that needs to be replaced within 15 years and will cost $8K - you need to save $45/mo just for the roof! 

The property is vacant,the grass grows as tall as me and I’ve seen a man cut the grass there twice in 2 years with a vehicle parked in the driveway with out of state plates.

If it were me I would get another job and my wife get another job   As well as cut out all nonessential spending   In 2 years We would have the down payment VS 2 years from now saying I WISH I had that 20% down 

I am setting aside 30% of my salary with little effort to cut back too much.

As my Wife and I are currently learning all we can and saving to eventually buy our own multifamily to house hack, this in the meantime could present me with an opportunity to cut our rent back even if just a little.

We cut a $2,500 check for earnest money and used Team National to find our realtor and our lender.

We cut a $2,500 check for earnest money and used Team National to find our realtor and our lender.

Clean out the yard, cut a huge tree in front and so much more...