Some outreach to local companies with a transient workforce may be worth your time - you'd have 1 lease rather than 5 (1 per bedroom). 

I own a mortgage company, so I have my loan officers use this Fannie Mae income calculation tool for all business for self borrowers: https://singlefamily.fanniemae.com/applications-technology/income-calculator .

There are numerous threads about sub to and many investors believe it is a high risk strategy (especially for seller) and believe buyers who use it “take advantage” of naive sellers.  

Unfortunately, the septic company is taking their time, and I’m still waiting for the replacement to be completed.

Quote from @Marlena Hawkins: Does anyone know what insurance (liability, E&O etc.) is required for Property Management companies in DC and Maryland? 

If you plan to invest in multiple states or require advanced asset protection, consult a CPA or attorney to explore options like a holding company structure.

If you are a person who has a full time job, or runs other companies, it is my professional opinion that you will be better served having the GC handle everything and report to you on your schedule.Once you decided to run the operation yourself, you are now employed by the development.

,Best advice on getting started is to find a short list of top 1031 companies to work with, call or email (call is best) to discuss your situation and their credentials. 

As others have said there are many experienced RE agents, management companies, and so on...Best of luck to you! 

you are going up against people and companies that spend thousands or even tens of thousands of dollars a month in marketing.