So even if you're allowed to charge or get paid a higher amount, you the tenant may have to come out of pocket for the difference (assuming their rent hasn't changed in a while). 

Since im OOS i think it could be helpfulLease agreements allow inspections with notice, or access to the unit in an emergency, like a neighbor reporting a water leak, or a gas smell.

Personally, as a matter of practicality, since they are allowable expenses I THINK the only issue the irs could take is just that its reported wrong, and you'd just apply it the way they want.

Most people who invest in real estate have a 9-5 job that allows them to get mortgages to buy rentals.Can you find a job that pays more that may be related to real estate?

Once it is an investment property then you can sell it using a 1031 exchange which allows you to defer capital gains tax, and use that equity to buy new investment properties.

This will allow you to get a higher amount of cash flow.

I would use a three year option period allowing the potential buyer to fix their credit, established time on their job, and demonstrate a good payment history. 

Many smaller banks, like Regions Bank, do them, as do smaller, private banks, like Pinnacle Mortgage- but those banks require you to also be a customer of the bank. 

I would take the listing down and reach out to a PM, and allow them to handle it from there.

Typically there is a 1/4" per 10' allowance for it not being level.