You can still find positive cash flow (aka the 1% rule) and amazing appreciation potential.

This question goes without saying, that the seller's coverage of the commission is promised but not guaranteed, potentially leaving me (the buyer) with the check.Next, what are your guys' opinions on limited dual agency with assigned agency?

If you can't find people to live in the house, that's the risk you have to take.

I think too many people get into this and struggle for too long before realizing that they not been properly trained and potentially could have dramatically shortened the learning curve.   

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

There are greater risks and cost investing out of state especially if you have to take long flights multiple times per month to interview your core 4 check on projects etc.

Screen your potential tenants.

I don't see any reason why you would go to Miami, where the above problems are likely very similar, but there is even less cash flow to de-risk most investments, and it is not your backyard. 

I had a few questions and would appreciate any advice in general.Strategy / Goal: BRRRR but no major rehab at first to lower the risk.

Also, when you say "or no checks" do you mean there's a risk of not getting returns?