Or depending on your total assets, including invested, qualify you on assets and credit alone.

Perhaps I should broaden my search to include triplexes and quadplexes.I know FHA has additional requirements for 3/4 unit properties, but I pretty sure I can still put down 5% on a conventional loan if the numbers work. 

Alternatives include exploring seller financing or joint venture partnerships to potentially reduce your upfront cash requirements.

How do i get a thorough lease made when i don't know what it includes?

Hi Jeremy,My name is AB, we specialize in financing commercial loans including farms.

I would expect to be provided with the tenants full information including application and all reports/information that was collected.

You can contact them via phone to get the exact steps, especially if you are not located in the state.A sheriff will then serve the eviction notice to your tenant, with all the details for the hearing included.

I spend MAYBE 2 hours a month including 1 hour on bookkeeping.

I included that in the lease.

Lessons learned for the next tenant to include an early lease termination agreement to actually write out what the consequences will be for example one or two months  rent plus security deposit etc.