It will all come together and you can then begin down the path to investment.Real estate investing is not a path out of your present situation it is a path to slow building of wealth once you are a stable income earner.  

You mentioned that stability is what you crave so you could do the house hack of buy hold live and keep repeating that process over and over again, but I do not think you would find that very stable for you or for your son and that regard you right to think about having that stability locked away in a bank, but do not be afraid to risk a little of that capital to start just figure out what your comfort level is and work from there, and of course do not be afraid to reach out.

Many are invested in very conservative investments, which are stable, but are unlikely to appreciate a lot in value.  

It's not section 8 and the applicant has great credit, stable job, but he does have a small older dog, for which I require a pet deposit. 

This would provide a stable substrate for tile...

I am guessing the roof is still the original roof.The tenants have all been pretty stable for atleast 2 years now.

I agree with @Tom Parris plus in a good school district, you get long-term and stable tenants. 

It's stable now and makes about $35k/yearI purchased a 21 unit apartment in Ohio that was on the mls.

Will the new mortgage depend on the 1st one already having stable rental income for certain amount of time?

I have agreed to replace the microwave as it's ending it's shelf-life anyway.