While it doesn't meet the 1% rule it's in a stable, desirable area that'll perform more consistently for you over time so it's worth the tradeoff in my opinion.

What I really look for in a agent is can they confirm or deny my ARV and rent estimate and explain why.

If you used FHA you have to live in the property for a year anyway, so use that time to save and buy another one in a year but maybe try a low down Conventional instead of FHA.

Other items such as having accounts in a foreign country.If you are single/married, with a few W-2's, interest/dividend accounts with one rental property.

If it does perform exceptionally well, the excess profits should be shared with the owner, just like in a traditional property management contract where the PM gets a % of the rents they collect. 

If they treat you poorly in the sales process, they will treat you poorly when your locked in a 1 year contract.

Luckily I still have my regular bank account and I don't keep all my funds in baselane or I would have been in a serious bind. 

So I guess its just needle in a  haystack these days and frankly at least for us there is better use of our time. 

I grew up in a remote part of TX surrounded by acres and acres of land.

In the case of a successful tort against you, you might regret commingling funds in a single bank account, but I can't see how keeping them consistently separated would ever burn you, even if it is a bit less convenient.