Anyways, I am a single mom of a 2.5 year old little girl, and at the age of 32 have finally gotten to a place where my financials are in order (I graduated from college a bit later in life after teaching acting and producing plays throughout my 20s!).

There are deals out there but they usually require a value add play.

BUT I think you are playing with fire.My primary job function is outside sales building relationships with realtors. 

If really interested to vet the reality of the Proforma I would be happy to give many names that can speak to the integrity of our numbers and how they have played out in reality.  

So let's say out of state landlord fail to make a payment , bankrupt pass away etc the agent is responsible. that is the problem and that is why I mentioned most property managers would not do it.Ok, I see what you are saying and perhaps this is a language issue since you seem to be in Canada and the author of this article is writing in proper American English!

Most of the fast ACH services will charge a transaction fee.Zelle uses ACH but operates faster because member banks pre-authorize that funds are there.

Price has been reduced twice significantly so something else is likely at play. 

Next, if you are comfortable with the numbers a long term rental would provide, keep that as a back up strategy and play with the numbers a mid-term rental in this area would bring.

Yes, this totally makes sense, but I'd like an Excel modeler that has this available to play with.

You can always just "play the lottery" and see if you get anything matched to your home.