Both had poor credit though, with no mortgages/houses ever, he had child support issues and she had a few small bills like smud bill unpaid.

Take a look at what the tenant is reporting and ask, "Would I want to live here like this with my young child?"

Most folks are comfortable with anything more than one year. 

Today you would get arrested for child abuse.

To be honest, I've been investing for three years and I'm just starting to get comfortable with this.

I would only make the purchase if you are comfortable renting the home out on a 6-12 month lease term.   

You can still get deals here that, as a house-hack, eliminate most of your entire PITI (principle, insurance, taxes, interest) even with a low-down and higher interest rate environment (relative to the past 3 years, but not high historically).What that means is you're able to comfortably cash flow when you move out and while living it in aggressively save.  

Once I get comfortable with my lists I will set up a website and landing page and market my website for inbound leads. 

Once you are comfortable you have the correct wire information, head to the bank to wire the funds.

Realtors should NEVER work outside of their comfort zone or "learn on the fly" when representing a client.Your first, and only, step should be to find a Commercial pro and refer them the business.