Also you can choose to join a local real estate team that has a traditional office so you can have the convenience and flexibility of technology and the comfort of one on one human interactions.

Even if you get some recommendations, you will need to gamble so much capital on a speculative investment.

If it isn't a safety issue schedule it at your convenience (also if you don't pay heat.)Put your location in your profile and you may get more location specific advice. 

I suspect it's just a minor convenience and most tenants can handle it without any special accommodation.

If so (and that's a gamble, of course), how many years would it take for you to recover the lost equity and additional expenditure? 

Ideally want my first BRRR to be nearby for convenience and logistics.

Which is always a gamble and risk.

Gaylord’s Opryland was beautiful and all I had to do was leave my room and walk down to the conference, so convenient.

It was my uncles Pharmacy/convenience store on Market St. in SF if you're at all familiar with the downtown area, it's not the best for a teenager to work. :)  He actually owned the commercial real estate along with a lot more but I didn't know then. 

Subject to" is a gamble for both you and your Seller, but mostly for your Seller.