Since you mentioned you're working 9-5, I’d suggest look into turnkey rental and considering property managers to help manage you’re property.

Nothing you mention is "ordinary" and you should charge for all of it.

As others mentioned, if na investment makes sense only from tax perspective, you should not be investing.2.

However, you have to be extremely careful financing 100% of the transaction as you still need reserves, closing costs, etc. and make sure it cash flows.You didn't mention if this would be a rental or owner occupied. 

The other thing that concerns me is you mention that you are both high income earners but that you are “trying” to save an emergency fund.

As mentioned above after capex set aside. 2.  

It's a decent tool, but as Greg mentioned, I'd definitely plan for a worst case scenario and make sure it cash flows at the highest interest rate juuuust in case. 

What you would most likely be doing is getting one like Calltools Or Mojo mentioned above, and then push in prospects or manually add them to your Podio account once they have responded with interest.I'm with InvestorFuse, we do have a solo person plan that may be a good fit for you.

Not to mention that current owners will have taxes go up on their toxic vacant lots due to the cost of buying people out (so sell to us now).

AND there aren't many note buyers who will buy notes with large balances in the range you mention.