From what you describe I think you are fine and keeping your eye on your portfolio loan to value is key for my comfort. 

Sure that's fine but.... the owner said he used multiple bank accounts to collect rents and thus can't provide the 3 years statements since they bought 2022 so not 3 years.

Which is completely fine with us.We are doing the leg work and daily management of the rental.This is being used as a Sober Living House.

If you try to get in with some upside down project with thin margins you won't be able to do it.The midwest from Pittsburgh out through Ohio and into Indiana, you have markets in that belt that offer beginners with little capital and no experience a chance to play.That's fine and dandy but setting up a network full of Agents, Wholesalers, and GCs that aren't gonna over sell you, talk you into a bad project, or plain rip you off is the hard part.

Saying, “I’m just starting” is fine.

Income fluctuates tremendously in most 1099 real estate occupations (being a Realtor included) so having that put away will be vital to your comfort and peace of mind as you get started.(1) figure out how your minimum monthly income needs (this may change as you move to a different city and get out of college life, so estimates are fine for now)(2) cut out everything extra until you've put away 6 months reserves(3) live way below your means so you have extra money to save and investGood luck and congratulations!

Everything is talking about the regular "get a mortgage buy a house wait for market to drop wait for rates to go down" which is totally fine and normal (and mostly how I make money as a realtor) but there are way more ways to buy than just that route!!

The applicant is two people who alone don't make 3x rent, but together are fine.

Ok, fine, but I am not interested in foreclosing on you or taking your property back.

@Caleb L.I would say it is fine, so long as your job is not just to find a property for an investor by middle man communications between a broker and the investor for a small payment (pretty much what a broker does).