Fiance (Spokane, WA) just graduated from college and is working on getting experience in real estate looking at property management.

If so, your best bet is to graduate debt free. 2.

Although I am relatively new to REI myself (looking for my third deal now) I am more than happy to try to answer any questions you may have and get you in touch with some of the people (realtors, lawyers, flooring guys, etc.) that I have met along the way.  

There's no need in rehab just paint and touch ups, The added value is because I was able to get it in a great price

When I graduated college I went through this exact tradeoff... was living rent-free or I could househack and own a place that builds equity, but I would need to put into it every month. 

The cringy introvert one is embarrassing, do you not grasp you're out of touch? 

Thanks for your reply, will keep in touch.

Instead, you want to find out about the property owners in the area and keep in touch with them long term via periodic calls/messages, emails, drop-bys, mailers, etc.- FSBO: Free seller leads on Zillow.

Cash flow is $2000 after all expenses, and it can go up by additional $500-$1000 by next year when we switch tenants as they are graduating.

Not possible.The only way to reliably get in touch with motivated sellers is for you to make it easy for them to find you.Get a solid website, work on the 3 pillars of conversions:1.