However, be prepared for management challenges with 12 units, consider the market's volatility, and acknowledge potential liquidity limitations.

9- Does he take real estate license test? 

Even so, I am more prepared from an education perspective and ready to get my first investment property.

Perform due diligence, including soil tests, environmental assessments, and surveys to ensure the land is suitable for construction.

Additionally, borrowers should be prepared to work closely with their lenders and provide the necessary information and documents in order to get approved.

You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.

entp.hud.govYou also want to make sure you run the math to ensure it passes the "Self Sufficiency" test where the unit rents must support the PITI by using the 75% and vacancy calculation. 

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

If the value really is around $130K, I would expect this property to sell at auction at $60-80K, so be prepared.   

I'm both an investor and an agent, and I can tell you that, as a buyer's agent,  I'd be more annoyed that my buyer skipped over me and contacted a seller or listing agent directly than I would be by being asked to prepare an offer.