This is a home run in my book.I've been trying for more than a year to buy an investment property in my area and couldn't find one for which the numbers made sense.

I would review this with your agent.  

being that this is you first investment property is there a reason that you are not getting help on this one? 

To keep this simple, let's go with the two extremes. 

At this point I'm realizing can scale a lot faster with those partnerships, and beginning to try and understand the actual structure of the business behind these kinds of partnerships.

This is how you accomplish this: You can change the opt-out language in hopes that your sellers will not respond with words that do not trigger automatic opt-outs.

Neighborhood Scout is not going to cover any shortfall you have if it doesn't materialize.you could try finding a bank or broker that will do 80% out on a refi, although probably not possible to close by the end of this month. 

Now that demo is done and the site is cleared, it’s time to make sure this house is rock solid.

This shows that they knowingly signed the document stating you are licensed and acting as the principal for example.   

Experts suggest this may be wise for businesses with simpler structures to avoid future headaches.2.