Alternatively, can you find a cosigner to help you make it work while you're establishing yourself and making the move from "unemployed" to "self-employed"?

One of the benefits of rental income is that it is considered to be "passive," thus not subject to self-employment tax.

Would you plan to stay employed with the Post Office in Atlanta?

They will need income statements, employers information, and tax paperwork etc. 

When you pay rent you received to your parents it will be considered their self employment and subject to 15.3% self employment tax before it is taxed as income and the income tax is calculated.

I would like more specifics about the 3-5 key factors one should focus on (ie population trends, area employers, crime, legal/landlord friendliness) AND what are good values for those factors.

Student loans accompanied by tuition reimbursement from my employer.

Can anyone recommend or guide me to a bank or banks with a good track record lending to Self-employed investors buying properties?

You have to provide credit reports, income proof, employment proof, tax returns, etc just like any other loan.Subject To doesn't do any of that.

Im interested in a 4-plex which i will owner occupy 1 unit and rent out the other 3 . i will also manage it.The 3 units will pay for the entire mortgage and expenses.I can prove that i have enough money saved to be able to pay the mortgage for a year even if i didnt have any tenants.BUT I have no experience managing a property.I am currently not employed, recently quit to peruse real estate.And i cant prove 2 year at same job.All i got is last 2 years of W-2 at two totally different jobs and incomes.Credit is in low 700's but never had a mortgage.Can i get a loan?