But I am working professional and cannot deal with renters for day to day needs.

While forced appreciation—that is, renovating buildings to raise their value—is the main method of extracting wealth in the BRRRR approach, long-term property appreciation can also boost total returns on investment.Financing Options: To finance the purchase and renovation of properties, investigate the availability of financing options such as hard money loans, private lenders, and traditional mortgages.

The professionals listed have additional training and ethic standards that set them a part, however it is important to conduct your own research and properly vet a few property managements before making your decision. 

I imagine though in my opinion not as a legal professional that the seller being the bank would be much more likely to get in trouble.

I know private money could possible work

You can be mortgaged to 85% with Freddie Mac if its a single family house with the cash out refi although if you go that high there will be private mortgage insurance to pay for , either monthly or in a lump sum payment at closing. 

Additionally, it is recommended to consult with a legal professional to ensure that the provision is enforceable and compliant with all relevant laws and regulations.

Developing connections with regional authorities can yield helpful information, recommendations, and market insights.Participate on Social Media: On sites like Twitter, Instagram, and YouTube, follow influencers, real estate investors, and professionals in the field.

I use professional software, but I know a lot of people that use TransUnion Smart Move and are happy with it.

That is the jist, i would like to add to the responses above that even in the future if you qualify for real estate professional status, those losses cannot offset active income since in the year you generated the losses you were not real estate pro.