It would be extremely unwise to buy in st louis without personally visiting the property. 

What should I have the realtor look for when he goes out to see the properties?

You are required to file a complete and accurate return, which means reporting the income that you earned along with atleast the direct expenses that you incurred on your rental.There are two comflicting forces - Your tax accountant wants to be aggressive with deductions because it will entitle you to paying less taxes(now or in the future).Your lender wants to see as much income as that will increase your Debt to Income Ratio(DTI).The good thing is that you can speak with your lender about 'one time expenses', that were only incurred in that year and are not reoccuring. 

If it is, please name the lender that does it?

**Follow Up** - **Provide Written Details**: After your discussion, send a follow-up email summarizing the benefits of seller financing and any agreed-upon terms to keep the conversation going

Really depends on the goals.

- I know NC been on the radar for quite some time- is it still worth to pay attention to this market?

The market was increasing and we were able to find an off-market deal from some friends who held the property for over a year had no interest in fixing it up.

I guess this is a perk of buying at the peak of rates now that the Fed wants to reduce rates in the near future.

There is no differential factor number, however, it will change if you are buying tenant occupied, if they are are going to be vacant at closing, if they are going to stay the full lease or you have to pay cash for keys.