You can get on their list for buyers and see one pre-analyzed for you. 

While I don't have any horror stories, per se, I have heard of people having a tenant for a year then causing $20k in damages upon move out, while skipping town to not be found again (this was a CA buyer buying from a turnkey operator in AL).  

And I am constantly looking for new areas for growth.I started flipping land (owned almost 80 lots out there at one time) about four years ago then got into acting as developer where we I had builders build a couple of cabins and flipped them to end buyers. 

This is step one CYA for a buyer, who you are dealing with.

Obviously, the rules will differ from state to state.The most successful buyers have trusted bidders with cashier’s checks in multiple denominations (for cash sales) and the actual buyers have field runners and people to monitor multiple prospective properties at a given time and check sales status for postponements due to BK, etc.This is the case in larger metro markets where many properties could go to sale but few do so.There are often better ways to acquire properties then auctions.

You need to study the IRS rule on First Time Home Buyer's.

You are likely thinking of BRRRR just to get an asset in the box, but your scale with high rates and low inventory might still point to selling to the buyers who are still hungry and renting.

Furthermore, some lenders have rate lock protection from their secondary market buyer, which means the buyer has to legally honor the rate.

@Chris Blackburn, while I can't speak to this specifically, there are a few red flags I see in your post.1: A Realtor has to be a member of the national association of realtors, an industry trade group primarily focused on your typical home buyer.  

Love the idea of helping out a first time buyer, may run into trouble if she's not the primary resident, check w/ lender but I don't think that'll fly w/o more of a down payment.