It is way too easy to throw FHA off, even in the last minutes before closing.

Add a cast iron or aluminum fence around the pool for safety and charge rent high enough to include a pool company to maintain...maybe, I do not have a rental with a pool (above is our pool) but I could see it being quite a plus if safe and easy for tenants.

Low priced homes that need minor work are not easy to come by, you have to be willing to take on a large scope of work to get the "deal"

There are a bunch of options out there that make the application process easy, and even integrate with tenant screening reports. 

Make sure that is as easy as possible for maximum showings/offers

The only thing that it could do is lower the amount you can borrow for the investment due to increasing your DTI, but 10k isn't that much. 1.9% is pretty low and should be easy to out perform the debt...

Retired at 35, terrific plan.Self-directed IRAs and 401(k)s for investing are a tricky business with specific, esoteric rules established by the IRS.

Also, the minimum down payment you need on a conventional investment property is 15%...however, not every bank follows that rule either.  

I've done this using the easy vs. difficult presentation to them. 

My parents have a self directed IRA and I know the rules that go along with it.