At 23, your unfair advantage is time that is not constrained by collecting commitments of a family.

I need a central collection for all my "to-do's", a tracker for progress on projects (from rehabs to acquisitions to honey-do projects).

Some owners like collecting late fees. 

I don't even think its worth a sub-toSounds like you spoke to collections (who will tell you anything to get money) and not loss mitigation, as paying back due balances are NEVER part of a short sale.

There's some connection you have to this person with money who is looking to invest it short term and collect an x% return. 

You could also ask for early occupancy so you can begin to collect rent and take all the holding expenses off their plate.

My property manager I don't think has a chance to relax, but she does have systems built around her to free up the time when it comes to regular maintenance and rent collection. 

If you just flat aren't comfortable with debt, then that's one thing, but I don't get the impression that's necessarily the case.

Find a renter, qualify them, move them in, collect rent, oversee repairs, re-sign leases, move them out, turn the unit, rinse and repeat.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.