Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I would recommend putting in heat pump asap and credit the difference.

If not, I do not recommend sheriff sales as a first attempt.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

I would recommend consulting with a tax professional to gather more details to confirm this based on your situation.

@Jerry Velezstrongly recommend against doing this.start with a house hack instead.make it your mission to house hack.did i mention house hacking? 

With all of the "hot" market sales and the changes between selling agents/buying agents agreements what are you recommending for a listing agreement length of time anda buyer agreement length of timeI think many agreements have a clause binding a client to the agreement for "specifically shown properties" for an additional period of time after it expires.Is that common? 

If you have a competitive advantage that you can bring to your co-hosting/managing, then I would recommend looking for owners with properties that mesh well with your target resident.For example, if you are an active duty military servicemember with unique insight into what a servicemember is looking for, lean into that.

Any recommendations of a good realtor who understands the needs of an out-of-state investor who works the Lorain area of OH would greatly be appreciated.

I see that you recommend NOT having my mom deed the house over to me in order to borrow against it.