If all you do income-wise is rental properties, there is a good chance that you cannot show enough income for lending, no matter how much you play with depreciation. 

We're already seeing good revenue for 2022 in STRs here.

There is some talk of rolling back some legislation, but I doubt I'll see it in my lifetime, and it won't be good enough for me.

But for a Class B-/C+ property I would just replace the sink/countertop with an inexpensive new vanity and call it good. 

It took a while to find a good one, but worth the research. 

What’s a good estimate you think I should have for the down payment, closing costs, repairs, holding costs, and reserves?

Is this a good idea?

For example In Norristown PA, a nearby not good area, section 8 will pay $1300/month for a 3-BR, whereas free market in that area would dictate something closer to $700 perhaps.Paying for tenants is likely on the edge of legality, but I can understand the motivation.

But you are effectively putting yourself into more debtThere is good debt, and bad debtStudent loans are IMO bad debt - yes you get a degree that gives you a good paying job, but it costs you money every month to hold that debtReal Estate debt if used properly can be good debt.

I can refer you some that work in OhioHello Remington -- Been a while since I bought a duplex from you its been a very good investment, hope you are well.