However, alternatives like a Self-Directed IRA (SDIRA), a 60-Day Rollover, or a Roth IRA Conversion can help you avoid penalties.A SDIRA allows you to invest directly in real estate while maintaining the tax advantages of your IRA.

I like the market because of stable employment from hospitals and universities.

You CAN limit that agreement to a specific property; but, as others have stated, agents are looking for a certain amount of loyalty from their clients.If an agent gets vibes from a prospective client that indicates that they want to cheapskate and not pay a professional for their service, they are not likely to waste their time with them.

Quote from @Stuart Udis: Good luck, wholesalers are the least likely to follow do not call list/related legislation.

The property is likely a little too expensive for me to qualify for with a conventional loan based on DTI.

This tenant will likely  cause you more financial burden down the line, so I also agree to evict. 

If that isn't the issue, the next most likely issue is an underground leak. 

What are the average margins like in areas you are familiar with.  

Another factor is we both work full time jobs so it’s difficult for us to scale as quickly as we would like to but if we can take these early profits that would change things. 

It's a good idea to connect with a realtor in the area where you would like to purchase.