The best way to get through the door with subs is a recommendation/connection from someone they respect.

Send a written notice (yes, paper) to the tenants with proof of delivery required (the postal carriers have this time to an art form; it's inexpensive and you get confirmation via email or receipt very quickly; it does not require the tenant to sign - it just confirms that the notice was delivered.A paying, respectful tenant is golden.

While I have grown my client base to a respectable number, I've struggled to gain consistent traction with realtors and property managers. 

Many investors are willing to share their experiences, especially if you come from a place of curiosity and respect for their time.

And, they all sign the lease to make them responsible for abiding by the terms of the lease, respecting your property, AND paying the rent.  

He had a tech job and we talked the business and he was legit and when meeting the family, they were very respectful. 

I doubt any respectable lender will consider a property without electricity and missing breakers as "working" as the property is not habitable in this condition.

Do you have specific numbers to share with the forum, particularly with respect to your in-laws house?

We both knew we were aligned in our goals and had a clear understanding of our respective roles in the deal from the outset.If seller financing is part of the equation, look for someone who’s not only experienced with creative financing but also understands how to manage the potential risks involved.

I have nothing but respect for landlords.