I understand that while my job is stable and I make "decent" money as a single mom, what am I truly working for?

I have a good 8-5 type job that pays me well.

Luckily I landed a small job to offset some costs and I think it's very doable. 

The moral of the story---Single Family Homes are a dream compared to Class C or D apartments.

Great job!

It needs some renovation, is currently worth about $215,000 as it sits and about $285,000 after $40k of renovation based on comps.The deals are out there - however, if you are working a job full time, you'll just never find them.

I definitely have the down payment for my next property and I have a good amount of income from my job to be paying the mortgage, would you advise me to get preapproved anyways ?

Is the economy and job growth any good? 

Typically I look for a businessman who has good income monthly but shows little income on their tax return because of tax write offs or someone who has great income but has bad credit that is "excusable". ie: Medical problems, previous job loss, auto accident, that kind of thing.

Then if you have a better use for the 3rd unit when at full capacity they you can look to remover them.Curious - whey loan product are you using for a owner occupant that needs a gut job?