The company we would be purchasing from has provided the estimated rent collected annually and the NOI after management fees (10% of total rent, which can be replaced by another cheaper alternative if needed) and required expenses.

Sometimes paying the tax is a better route.An alternative.

This was our first property and it has gotten the wife on board with moving forward with REI as an alternative to traditional retirement.

Alternatively, you might be able to add a lock to the attic access to make it accessible for maintenance but out of bounds for the tenants.  

Any alternative recs (can’t do FHA won’t be living in it)?

Alternatively if we purchased a house with a loan we were both on, would one of us be able to have a co-signer help us get a loan for a rental property?

I currently don't have taxes that support my status as a landlord this year, and would benefit from alternative views on the income piece.  

As an alternative option, and location dependent, you could put it on as a vacation rental.

Do you have any alternatives that can get my close to do no money lite rehabs so I can buy and hold?

Second, would you ask for rehab cash from this investor or find alternative financing for rehab?