@Ashish Acharya, @Dmitriy Fomichenko, @Jeff Nash   - could the OP consider a SD-Roth for his LLC and original idea, if they plan on keeping things totally passive?

Quote from @Lindsay Op de Coul: @Shawn Mcenteer could probably help you out with some thinking on house hacking! 

I'm in the same position as OP - I live in a VHCOL area with low inventory, and areas further out from me are lower priced, but not cash flowing after taking into account current rates + not being able to manage locally.Also, how are people building networks of solid people (reliable plumbers, electricians and handymen, eviction attorneys if needed, etc)?

Electricians and plumbers did the rest.Yes exactly, so you did need an architect.So why did you ask OP why he needs an architect?

Its a misconception that the buyer's agent commission will dissuade buyer interest in seeing the property, however it COULD result in a lower offer if the Buyer's Agent has an agreement with the buyer to make up the difference between what they are charging (usually 2.5-3.0%) and what the co-op commission is.I personally see no concerns with signing a listing agreement with a 3.5/2.5 commission structure.

In the example the op gave, 13k would buy possibly 65 hours of an attorney's time.

Would this be considered a Material Defect that must be disclosed to any future buyers if the OP walks away from the contract?

My Net Operating Income budgets for op ex, cap ex, vacancy.

Jimmy Vreeland with Joint Ops Properties specializes in turnkey single families. 

I never want to build a huge real estate empire, as a part-time agent the OP probably doesn't have this objective either.