You're going to want to follow the following general rule of thumb:- 0.5 mile radius- same zip code- Sold in last 3 months- Same unit count- Same bed/bath count- Same square footage(this is not fully exhaustive but they're the big ticket items)If the appraiser selects comps that are closer matches to the above than the comps you want to use, you're going to have a tough chance arguing for the usage of your comps over theirs. 

So I was happy he provided me with an opportunity to buy the property without him going to a list of an internal list of preferred buyers which would have counted against me as a first time investor.I signed the purchase agreement then ordered an inspection report so I could perform extra due diligence as an investor.

Based on the info I've received from a few nice people here, it's looking like a BRRRR/house hack is going to be my next best bet.

I would strongly recommend attending one or two so you can start networking and meeting people in the industry.

So what are some of the criteria that people look at?

Hard money counts as a cash offer.

Sorry for the noobie questions I tried using google for most and I just want unbiased answers instead of people trying to make me a customer.

If the church is active, you could consider airbnb for people coming in for weddings, baptisms and funerals.

If you don't mind providing some data for me to reference I'd appreciate it, but understand if you want to keep some or all personal--namely I'd be interested in approximate location, bd/ba count of your property and the rent % increase (or if you're comfortable sharing actual prices) implemented between your last tenant and current one. 

As others have mentioned, most people in your situation go with a DSCR loan.