Do not include commissions or service industry "tips" as income since they are neither consistant or guaranteed.In screening for income you are looking to insure they can pay and in the event they stop paying you can collect in court.

This size is consistent with all the houses on the block of which i personally own 3 (same block). 

The possibility of signing a month-to-month lease (not just letting her live there month-to-month without a contract) might not be such a bad idea, but if she becomes consistent with making on-time payments and she's generally not a hassle to manage, I'd sign a sign a 6 month lease with her around October or so.

A credit history tells you if they have and pay credit cards, not if they've consistently paid their rent on time for years.

However, reassessment must be done consistently.

Haven’t done my first anything in real estate yet , really want to do my first wholesale deal so I can gain knowledge and be consistent/confident going forward.

More bang for your buck in the southeast, or in general areas which have 6-10 month high seasons and more consistent demand. 

Land lords need to be clear, fair, firm, and consistent. 

What did your screening process consist of? 

The general area goes from B to C, and some gated A neighborhoods, but the best investments are going to be the C properties in the B areas.The local schools are fairly consistent with what is available in surrounding cities such as Fort Myers and Cape Coral.