Is there a way for  TIC to accommodate this requirement so I avoid the mortgage boot?

Lease requirements are that quiet hours are X to X, and music or TV should not be heard by anyone in the hallway.

These will all increase cashflow, but will require more management by you.It's very difficult to find home runs with current rates and prices. 

@Ellie Narie to build a home would require 2 different loans or a "one-time-close" loan. 

Most require 3 open trade lines of at least 2 years. 

How much time do you have and what is your investment strategy, fix and filp, BRRRs, STRs, buy-and-hold will require different hunting techniques. 

I didn't fully appreciate all the micro-skills required to buy rental properties, when I first started.

Even though I didn't see it first hand(thank goodness for facetime), I had some trusted boots on the ground that allowed me to feel confident that they understood my requirements and had my best interests in mind. 

Also be careful on the zoning as some areas require a COE and are constantly under city scrutiny.

Many states require hard money lenders to be licensed as well.