If you work a day job in addition to your plans to pursue real estate in this way, then focusing in 1 city/MSA will drastically reduce your time spent focused outside your job, allowing you to keep your income high, your job safe, and your problems simpler.

You can agree to represent yourself and reduce your offer by the percentage that the buyer's agent would get.

It reduces the “bouncing ball” effect of tasks being passed between departments. 

If not, then serve the non-renewal and prepare to turn the unit as efficiently as possible to reduce costs and vacancy.

An option for you could be to go with a DSCR loan with a reduced prepayment penalty period so that you can get funds soon and if you want to refinance next year or the following due to lower rates or wanting more LTV than you're able to do so.You should look at this one with the mindset of:1) What would my expenses be once I refi vs what they are now?

I keep thinking about tools that can help me reduce risk by catching errors or red flags in seller disclosures and inspection docs, but that's likely because I've had a bad experiences with both.A simple and obvious example is a seller checking "No" for pests section, such as Scorpions and Snakes in Arizona when the property is in the desert, so obviously, there will be snakes and scorpions. 

I'm pretty concerned to get into this now as Project 2025 is pretty clear about gutting HUD and many social services- the program may be greatly reduced during Trump's term, hard to say.

If investors attempt to streamline their services, it can lead to a more organized approach to property management, lowers the risk of gaps in insurance coverage or missed tax benefits as well as simplifies communication and reduces confusion.

Are you reducing my ability to network and conduct business and negatively impacting my future deal making ability by calling me a "fake investor"?

Use individual leases to reduce risk, screen tenants carefully, and set clear rules about noise and responsibilities.Good luck!