I routinely use my earned commission % as closing costs or just remove them all together to lower the price.

This way you do not have to rely on someone else since most agents have no idea what you are attempting to do and feel uncomfortable with it.

I will receive no benefits from the increased rents unless I exercise my option to purchase and become the owner.The property manager will not have to change his current routine or job, except for handling increased traffic of new tenants.This plan is beneficial to both of us, because it allows me to minimize the risk involved with purchasing the property, while you enjoy increased rents for a few months.

Play it by the book but make them uncomfortable enough to leave.

In my area there are $5-600K tear downs that are routinely bought by cash buyers to throw up a million dollar mansion.

Don't be uncomfortable about making a low offer.

One of the ways you'll get over being uncomfortable in a meetup is by forming and running your own. 

You need to start talking to contractors and getting a general idea for what the $ psf is for various items that routinely need to be fixed.

If you would be uncomfortable living in such a place (so would I) then that means most quality tenants would as well.

Without the ability to routinely check in on the progress and quality of work, you risk running into issues with inflated costs, missed deadlines, or subpar workmanship.However, don't let this deter you from pursuing BRRRR as a strategy.