So if you do receive a loan based on the rental income, and no personally income, it would automatically be a non-Fannie/Freddie loan.  

I would get a job with a property management company (one that doesn't have you sign a non-compete).This is likely the quickest way to learn the business. 

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I also never charged tenants for breaking them.I recently put in my first set of non-corded ones, last November.  

Didn’t matter for me this year as it was better to go non-itemized.

If there is a condition for non-renewal like a family member has to move in...it might be worth it.   

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They'll have information for you.I know a few Construction Management companies and non-profit developers in the area you may be able to call to find out more.

If you charge a fee, the tenant will know it's non-refundable and therefore they have no incentive to try and earn it back.

If you're leaving a software engineering job to learn how to be a Kirby vacuum cleaner salesman, with thoughts that you'll open your own Kirby business, I'd say don't touch anything and learn to be as frugal as possible.