There are some rules regarding these types, but many investors like the control they get from hand picking their investments and doing their own due diligence. 

He is pretty new to this industry (a couple of years) and has already rehab'ed 21 deals with external investors.

A good (full time) agent will always be a great source of market intel, see's a lot more houses both online and in person than you have time for, should be well connected in the industry with other hand picked professionals like lenders, home inspectors, contractors, knows what to do and who to ask about tricky and uncommon issues, can offer a second set of eyes and an opinion to double check your own conclusions etc etc.And then there is the emotional side, which is a little hard to explain.

Put aside external financing, I believe the way is flipping houses as strategy.

Property Issues known, light external paint, cement front porch repair, going to be some interior work.

Especially as you don't have your first property filled it might be prudent to wait before taking on an external obsolescence property.

Like any business you will have to staff up, train, develop internal and external syatems to support the people.

EDIT*Not looking for someone to hand pick me deals as I scan the MLS in my target areas every day..

How are they paying for external/grounds maintenance, insurance, CapEx items, and all the other common expenses.

From what you're sharing, to me it sounds like there must be a negative external factor.