He didn't have the best credit, but for his pay grade and the cost of living around the base (this is San Antonio, TX), the numbers matched, so we went ahead and signed a lease with him.

Setting up income criteria  or limiting number of vehicles.  

So go ahead and up your 10% estimate to 14-18% minimum yr 1. 14-18% is only if they place a good tenant for you and they get few service calls. 

I have nowhere to go , not working due to pandemic, and I'm paid up on back rent plus 3 months ahead.

Sell off that RV and use it for the next step.Get it inspected and possibly appraised ahead of time. 

I’d suggest getting a head in each bedroom.

You have great things ahead, and it's great that you're bringing some energy to the table. 

If they fail, you will get sued, regardless of whether you bought them.....as long as you knew and said go ahead, you'll be presumed liable.If she wants them, she should pay for them, this is not a typical request necessary for a typical tenant to occupy the unit.

Organize a head shot day if needed....in exchange for setting up a room and appointments for all your agent friends and vendor friends..and customers you get some for free.

Josh, if you want to move this to commercial, go ahead.