There are ways to pitch a lowball offer but in your case it'll probably never work.  

Typically investors want to make a nice return for minimal work.  

From my research, most properties seemed to be priced right around market, however there is a few that I've caught below that I could possibly look at closely.Right now my stage is team building, I lead a local real estate organization in my school and learning how to analyze these leads a little more diligently so I can minimize my mistakes starting out.

So unless you are using conventional financing, it is usually worth the minimal expense to set one up to hold rental property. 

The home was built in 2014 so maintenance is minimal.  

Am I asking for their commercial lender and then just short pitching my idea?  

It should be convenient and has minimal distractions.  

However, you should run the numbers with you minimizing your involvement and paying yourself a wage for whatever time you expect to be involved.

Any other factors to consider to minimize the UBIT impact? 

This is good.Also, a little backstory:  the reason I mentioned insurance, was a developer I worked with in Colorado finished a condo complex in the early part of the 2000's, when there was a rogue lawyer whose business  model was buying a condo, tearing into the structure looking for any defects (as minimal as sheetrock screws might be spaced @ 12" instead of 8"), then going after the builder, which of course was actually the deep pockets of the builders insurance company.