So we don't actually send the invoices to the owner, but they are aware we have done work and have the ability to view the invoices(maintenance, utility bills, leasing commissions, etc.) through the portal. 

We use application forms, lease forms and addenda from promulgated forms by the Texas Real Estate Commission.

However if you only plan on owning it for 2 years it would be better not to buy any real estate because statistically speaking with the costs for taxes, expenses, mortgage interest, realtors commission, and other things that come up you won’t make any money anyway.

On a long-listed property not only can this work but the agent/broker may agree to contribute (or discount) some commission to make it work.

Background:In the Class Action Complaint (linked below) the Judge accused the NAR of fixing prices and states, "For decades, home buyers across America have been unwittingly paying too much for, and receiving too little from, services offered to them by real estate agent members of NAR.Despite agent representations (which NAR permits and encourages) that such services do not cost home buyers anything, home buyers in fact pay a hefty cost for these services—namely,  supracompetitive commissions at levels fixed by the Defendants, which in turn lead to higher home prices paid by buyers...as part of their membership, brokers must also agree to follow NAR’s rules, practices, and guidelines.

It might not make sense as a wholesale but if you list this property, get the owner the price he wants and still get paid on it via a commission.

Many will go 6-12 months before closing a deal and earning their first commission check.That said, you may want to consider a PT job to fund your business.

I figure it could be a good educational tool and potential for some additional income in the form of referrals, and my own purchase commissions. 

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Don't commission the Painting.