The area is loaded with men on 1-2 year contracts who have homes some where else and they just need 1-2 years of safe, clean, comfortable housing and the only other option is seedy hotels.  

I purchased rentals that are clean BRRRRs and hit the 1% rule and grew my portfolio.

Keep yours clean, simple, and easy to read without using 30px text or humongous font size.

However, as you mentioned, there is people for that who will more than likely save you money when you consider the time involved.

So getting one involved now and sooner rather than later is a great move on your part.

I would follow all of his free stuff before you buy anything and realize that when you pay for something, you want there to be others paying for it that you can be involved with in real life because that is where the magic and long-term relationships happen.

Do you have people ready to repair and clean the place lined up as soon as the last tenant leaves?

My understanding is that the buyer assuming the loan has to meet the same credit/underwriting criteria as the original borrower, but this is not my area of expertise - lenders are typically not involved in assumptions.

Maybe you can help the investors you meet with all the miscellaneous tasks involved with investing like picking up rent checks, turning over properties for new tenants, or even just driving by occasionally to make sure their properties are in good condition.I'd also recommend spending a lot of time looking at all the homes you're targeting in your area, both online and in person.

After multiple calls and emails about the matter (even involving the local HUD office), I finally get a response that says "Unfortunately, HACW is experiencing a temporary shortfall of funding and will be unable to pay the HAP amount for this month..."