@Michaela G.Hi, I came across your answer and I really hope you can help answer a couple of my question.

I have a couple of questions for you because time is valuable and I don’t want to waste mine or yours. 

I have only been a realtor for 8 months and got my license mostly for personal investment purposes, so I don’t have much real world experience (only a couple deals).

Singles and couples.

This article, written within the last week by an Australian, corroborates what veteran American economist John Mauldin (who predicted the last Great Recession, albeit his prediction was a bit earlier than when it ended up happening ) has been saying for a couple months now: there's another train wreck coming, but this time the epicenter will be from the high-yield corporate debt world vice residential real estate. 

You should work with a list broker who can help you mix a couple different lists. 3 that have been effective: Absentee Owners (unless there are 30 others in you market sending to them).

So we upgraded the living room carpets & then redid the kitchen with my daughters old cabinets & immediately got $775/month.we inherited two older women who paid $425/month so we got them a new stove that worked, a new gas dryer that actually worked & then because of their high heating bills we upgraded the furnace, threw in a couple of gallons of paint so they could paint the kitchen & bathroom. 

Couple of apartments because she didn’t act fast enough. 

I have talked to a couple of small town cpa's.

Not deal breakers.I'm currently an active retail mortgage originator, amongst a couple other things, but Its been my experience that working as a wholesale account executive from 2000 until 2016 and being on the backside of literally thousands of loan closings since the inception of the newest regulations that I can recall only one instance of a set back caused by cents on a transaction, but that was early on in the Dodd/Frank era and was the result of software, that was subsequently fixed by an addition 3 day waiting period, because that was the safest play for the lenders ***.The take away here, again just in my opinion, is on the front side of the transaction, write the offer at whatever it takes to get the contract done, then hand it off to your favorite lender...they'll figure it out. :)