I'm not a proficient in these special interest districts so I'm not sure how that would work. 

@Mona Ghai Tax sale foreclosures are a niche business in the legal industry and to become proficient will take you years of study and work. 

It's amazing how proficient at following your helpful directions some tenants can get when they realize that you are not going to rush over there for every minor thing.  

Ensure the company is composed of engineers, tax experts and maybe even former IRS agents are proficient in the IRS guidelines for a cost segregation study.The Cost of the Study: A cost segregation study requires a deep understanding of construction methodology, specific business industry and tax law which can make them expensive.

With only 1 rental, you won't become proficient at managing the property and all the potential downfalls so bad situations are more likely.

What is the value of seeing the home in person if the prospective owner is not proficient at inspecting homes?

Depending on your state, it could take several weeks to months to get them out and if you are not proficient with the process it can take longer and be more costly.

Like @Paul De Luca said, a good agent will be well versed in terminology, understand the due diligence process, proficient in underwriting, be knowledgeable about local laws/ordinances that affect real estate investments, have transaction experience and must NOT reek of "commission breath," meaning...don't be focused on your commission. 

If you are proficient with Subject To deals, would you be willing to lend your insight?

If they plan to manage themselves they will never become proficient at it.