If your team makes money on a regular basis on your rules of thumb then your team will stick with you........    

But keeping a daytime job when to answer calls and show the property during regular business hours is not a great idea plus complete lack of previous renting experience make me think that  hiring an agent is better solution.  

Some mortgage banks that are portfolio lenders will move stuff from time to time but you've got to follow up with them on a regular basis.  

Would those show up on MF listings or as a regular house?

If you buy at a tax sale the title is clean but for IRS and sometimes back taxes on the propertys.  

Why don't you just use a regular tenant screening service?

It's the hoop jumping with regular banks that's got,me thinking short term money with HMLs until I can find true private money.Do you think HMLs would collateralize my house?

Historically, I've been investing in low income, inexpensive houses because they're affordable enough that I can buy them with regularity and they provide strong cash flow.  

I expect to spend another $3k to clean up the other unit once it's empty.  

^i second that.but if u keep a bird in ur hand too long, it gonna pee and poop up a stenchwanna be left clean and empty handed?