Use a Trust instrument as a fictitious pass through to avoid the due on sale clause? 

It just comes down to proper organization and automation.

We want to automate our offers and do not want any one in the middle (agent) resisting, and coaching for retail or 5% off retail., etc..or adding resistance psychology, ...or not wanting to submit offers...or trapping buyer into some contract agreement to capture retail..Until that app is out, and the site is launched, what duplicatable system is there for investor buyers to submit offer offer numbers directly to listing agent, at will, and automate and repeat?

Of course labor/material rates will change, but I did not specifically take that into consideration.I can factor in income/expense increases which usually does not look good so I understand I need to ensure I raise rents at the same rate that expenses increase.I have automated just about everything so it does not take long to do a quick analysis. 

Any other suggestions to keep this automated?

In that time rents in the area have increased significantly, so in June we gave him a 60-day notice that rent will be increasing and we will be asking them to re-sign a 1-year lease (our feeling being that switching to annual leases will allow us to better automate annual rent adjustments and provide us some assurance that we won't be looking for tenants in the winter months). 

The restriction is that the debt-instrument must be non-recourse. 

I get automated emails from the Enphase Enlighten when the panels are covered with snow and are not producing.

I have home automation going and I get a notice when it goes offline.

As someone who buys a lot of great deals without a RE license, I would recommend spending time to find the right agent in your market to get an automated MLS Email feed based on your criteria.