But for my education through stuff like school is about to come to an end, so I really only have one shot at this or else you can catch me working at a Mcdonalds somewhere in charlotte NC.... 

A day before the move-in date, they are backing out.

More than likely, it would end up being a house hack somewhere in the 300-375k range.

In my particular case the lower end of HUD payment (90%) is still much higher than market rents.

If you do pull out money from the HELOC, have a plan to pay it back within 18 months.

Agree with Kyle above, so you need to throw out gender, pregnancy, familial status, etc (just don't even consider it, mention it, or factor it into your screening in any way) then go back to your criteria and see if you have a qualified applicant.

Looking back on them, they are mostly all geared towards using OPM and how to market for notes and a very high level of getting into notes.

Did you end up finding a good property manager?

Say your rental is worth 100k, pull out 70k, find a property for 40k, and put 20k into, and 10k into holding costs and extra buffer.Refinance that rental at say 100k,at 70% LTV and get 70k back. 

I called back later, still no answer.