Finding creative ways to value add could be a good avenue to get you in the door, especially if your partner is a contractor. 

Companies self-certify on a one page form to INC.I wouldn't describe any of this as "conservative."

If you're investing in real estate out of your home state don't you have, at minimum, a Realtor, Contractor, Property Manager, Lawyer, etc. in the state where you're looking to create a local presence?

Plus the added requirements around getting drawings and general contractor for even adding a tiny closet.

Contractors, businesspeople, and interested community members are all welcome.

Connect with real estate agents, property managers, contractors, and other investors.

Has my contractors and my old PM ripped me off on certain things that I can't verify due to being OOS, 100%.

I am not sure what contract or form i would need to be using to get a property under contract.

It does not take that many hours to look at a property, sign a contract or even manage tenants.If you are bored in your 9-5 it's time to move on to a job where you learn and get challenged so you can grow.

I have lists of contractors, handymen, cleaners and whatever else you may need if you need me to send.