There could be options depending on what the ratios look like with expanded dti guidelines  

I need him to make sure they are legal and educate me on how to fill them out properly.I also want him to explain how I use land trusts.I also want him to review Lease and Option paperwork and show me how to fill them out correctly.I also want him to explain how I fill out a limited power of attorney document.I bought a course on Subject 2 and I want to take action.

@Illya KravchenkoThe Ohio market has plenty of good options that would fit your buy box.

If you can invest locally and be happy with the return, I would go with that option.

Advise the tenant that you will handle the replacement of the fixture, but thank them for offering and ask them for a link to the $40 option.

I'm curious about the best options for transferring the home to me.

Not to mention, I find it much easier to negotiate contingencies, extended settlements to sort out zoning or other items and even settle with permits in hand with MLS listed properties which is undervalued by most but can greatly reduce your transactional costs and open the door to better financing options. 

(One caveat: If you happen to have the cash to put down outside of a HELOC, that's always a better option.)We used a HELOC on our first primary residence, a condo in Denver, to put a down payment on our next investment.

You may have more options on the back end as far as resale, though, because you can sell it to an owner occupant OR investor. 

From what I can see this is not an option, the listing agent will reject this immediately.