.#1 & #4 Per lending guidelines, the source of down payment for a rental can be borrowed from loc, relatives, etc.

Would you mind sharing with a novice how you found this deal and the critical steps you took along the way to get it under contract? 

Many people think real estate investing is about money, management, and "investing"...when, in reality, it's all about deal sourcing.

Buy your second investment home with a mortgage (20% down) like you should be doing, then save your cash for your "dream home".You want to leverage your investment properties because the source of funds to pay the loan comes from the tenant's rent, not your pocket. 

In my previous county the winter temps meant that county code required an extra supplemental source of heat (electric whatever or a wood stove) as the heat pumps wouldn't heat a room under a certain temp.

In the past, I've found both to be good sources of information (as well as referrals) when it comes to learning the market and seeing what buyers are looking for and what and how they're willing to pay for these types of homes. 

Any suggestions or sources?

I am not one to have one source of income and be content. 

I always caution people to "consider the source".

Can you site your source showing just cause must be provided for a lease termination under the current statewide Covid rules.Granted if the tenant refuses to leave, an eviction will be required so the point is subtle in the case that a tenant refuses to leave at lease termination.