But it would give you time to save up for the 20% on a refinance in 2 years or give you the ability to use any equity gained to refinance in 2 years.

Credit is also going to hinder your ability to get a heloc, and lack of income for now. 

An owner can challenge the number of hours their PMC bills them for a project though.2) Contracting every job out, but the bids aren't shared and owner just gets a bill on PMC letterhead covering labor & materials, with little detail.This is a pretty difficult situation to understand the charges, so you can monitor them. - The smaller the job, the easier to understand using the material & labor steps above.- Larger jobs may require requests for more detail, so the above steps can be applied.Be sure to check your management contract for what you agreed to.

I’ve been considering working for as a acquisition manager for a  wholesaling company, as I believe it would help me develop skills in property analysis and enhance my sales abilities.

When I pointed that out, they suggested I instead setup my credit card as a vendor, and enter each charge as a bill, which would then fix the assets and liabilities issue.  

Not every real estate agent is an investor, and not every agent focuses on 1-4 unit properties, let alone has the ability to purchase them.

If someone made $50K assigning my elderly parents or grandparents home to an investor in a subject-to deal, and that investor ruined their credit by not making payments, I would do everything in my power to go after that investor, AND the wholesaler, and I would make both their lives a living hell to the best of my abilities.

If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deed and refinance, and the sellers are able to 1031 at their leisure?

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

Your strategy takes advantage of your employment cash flow and ability to control discretionary spending.