To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

The usual way, but not the right way, to try to buy a rental is by finding a property on the MLS, where agents congregate, make an offer and then try to get financing to buy the property.

@Timothy Frazier Yes, the only reason to use HML as a down payment is if the property is "mostly turnkey" AND you don't have the funds to renovate AND you have strong CMA comps from a real estate agent that supports that the fact that you are buying a property that is under valued AND your renovations would push that so that you could refinance.

Almost every realtor has several investors ready to invest at least $2 million in cash.If you’re planning to use hard money loans, agents won’t show properties without prior proof of funds.I’m curious, is this a general market trend in Ohio or just this particular realtor’s approach?

But because the seller won't share my offer to the seller, me nor the agent knows what the seller wants.

Quote from @Gregory Schwartz: A local agent recently got sued for calling an old client who was on the Do Not Call list.

In my own situation, we went a long time without insurance.  

IF it was not on an auction site none of the information would be known unless you do your own research. they could say its a 3bed 2 bath home and you go buy and its burned down (seen that before). 100% is on the person bidding at auction.

I’ve built strong relationships with local agents and other investors in the Hamptons, which helped me discover this off-market property.

An agent should be able to send you a estimated proceeds sheet.