If you can wait, that's your best bet. 

Adding on the fact that similar properties closer to Nashville tend to go off the market really fast, this ashland City property seems like my best bet for just getting started. 

I focus my business on door knocking, cold calling, and my sphere, with the intent of purchasing physically distressed property when I am in a stronger capital position. 

Considering she has excellent credit, strong payment history, and assuming low DTI, I would say there is a strong chance she gets approved.As Malcomb said, your best bet is going to be calling some lenders and talking them through the scenario.Good luck!

Some places may actually require a in state physical contact.

There are three cups and you bet say $20 that you will be able to follow their hands to decide which cup has the ball underneath.  

If you told me you were going to live there for the next 5 years, then that's a safer bet in my opinion.Another thing you may want to consider is to turn the other unit into a short term or mid term rental to increase the income and decrease your living expenses. 

FHA typically comes with more fees due to PMI and the lower down.If you have the cash your best bet would be to go low down on the most units you can get while keeping enough cash on hand to get you through any renovations.

That's where you'll find a mentor for your market, people who have local market knowledge, and someone who can physically walk a property with you. 

as an investor is to find sponsors who are good bets that afford good returns without bearing a disproportionate amount of risk.