Time is critical, especially in competitive markets.Clear Offer Terms - Present a firm offer with terms that make the seller feel confident that you can close fast, with minimal contingencies or proof of funds.Due Diligence Preparation - Have your financing lined up and know your repair/rehab costs in advance so you can move quickly without second-guessing.

I’m a serial entrepreneur with experience in the tech and food distribution industries, now diving into real estate investment to build cash flow and long-term equity.

There will be lots of learning as you go so be prepared to bumps in the road and learn from every experience/situation 

It is super important that you are very knowledgeable about your state landlord and tenant laws, to best prepare yourself for how to conduct your communications, and the essential do's and dont's that will save you in legal fee's if there is a simple mistake made. 

The other option is to prepare to wait in the afternoon.

I’m fully prepared that there may be unforeseen costs, but I can’t even estimate properly for your standard cosmetic rehab… have you walked through the property?

This is helpful for monthly bookkeeping and tax return preparation. 

I have also considered this, but there's only one shower and I am not prepared to share the shower with a tenant :).

I'd want to know more information to make a good recommendation, but it sounds like you would have a strong argument if everything else is the same except for location.MP tasksTenant Management:Showing properties, screening applicants, and preparing leasesWelcoming tenants and addressing inquiriesCollecting rent and managing evictionsProperty Maintenance:Cleaning, repairs, and inspectionsAdministrative & Marketing:Supervising staff, purchasing supplies, and promoting rentals (ads and website)

It does need maintenance at least once a year with Leather Food or the like to keep it nice.