To buy a $400000 house with 25% down rate 5% with 3 year prepay payment APR 5.99  p and I:1610 +tax 416+ insurance 100= $2126 The appraiser determines market rent. https://www.rent.com/south-car...   

She's simply, and clinically, nuts, on SSI.

The property determines if possible- start with Condos that are already FHA approved.

If when they leave it smells like smoke it is not up to me to determine but the professional company I have remediate and paint and in their bid I am going to have them write this was necessary due to smoking.  

Sometime the LTV limit is determined by how much they calculate you can afford. 

The good news is that there are now online resources which can help you determine your eligibility before meeting with an agent.

If you can’t make the 1% work what do you use to determine if a property is a good investment?

Depreciation is normally an after tax calculation ingredient that will determine after tax cash flow and returns.

This will help determine how much borrowing power you have and qualify for. 

Conventional financing is probably off the table with no job to determine an income source.