Furthermore, the up to $25k allowance would not apply here. 

NH, VT allow non-realtors, RI does not...

I know the answer.Because I , Lucas and many other individuals can out perform any PM.No one has a bigger incentive than to do the best that can be done than a motivated owner.Does you PM answer inquiries at 10PM?

If you want to buy an investment home that is "Subject to" simply find a home and do an application for a "Renovation/Construction" purchase which is basically the same thing.Ask up front if they will allow you to use your own licensing and do the work yourself.

I built a software called Areii that allows you to get property value estimates and rental rate estimates.

Remote transactions - more states have passed legislation allowing remote closing with remote notaries.

They can provide you with real-time data, not an algorithm (those are good to paint a picture, but they don't know the nuances and amenities of each individual home).

Assuming OP has income to offset of course, and depending on other individual factors related to their personal tax situation obviously... am I missing something?

Perhaps printing that document helps them out while they are in a bind that allows them to turn in that paper that gets them that better job making more money, or win a scholarship, or.... 

Corporate travel, divorce, etc. are other potential tenants.If costs in your market allow, I would encourage a duplex purchase vs SF...potentially 2 income streams vs 1 would help offset the extra cost of a duplex.