Here is what one of the new people I coach from Socal did with a property in Phoenix
I helped him find. He has taken his training seriously. It’s a Subto (Subject To) that I helped him buy “off market” and he chose t...

As you progress, maintaining a clear line of communication with your team, especially your property manager, will allow you to stay ahead of maintenance issues and tenant needs, keeping your operations smooth and your tenants happy.If you haven't done so already, consider outlining your goals and investment criteria with a property manager early on.

There are no program fees outlined in the contract over and above my initial fee.

I feel like it's more useful for the outline and then I can fill in the numbers and analyze myself rather than use that exclusively.

If that doesnt work and you currently own a home, then the backup could be a DSCR loan where you are only using the subject property to cash flow the deal.

I had to step in and hire handymen to finish the job, plus go out and buy the things she failed to purchase, even though we had clearly outlined everything in advance.

@William Bohan as others outlined, there are several logical options, all with pros and cons (of course.) 

Tax-wise, profits are taxed at your ordinary income rate, and frequent flips may subject you to self-employment tax if classified as a dealer by the IRS.

It is subject to.

I'm not saying you're doing this, but people will often make the mistake of looking into the highest priced rental unit and making that the "market rate" but it's often not a true comparable to the subject.