Hoping to contact someone ASAP so this deal doesn’t slip through my fingers and would appreciate any insights! 

Ultimately I don't think there is a way...most small rentals operate in a manner where they pass through to your personal return.

I hold the realtor license, find the land, hold the GC license, push all the paperwork through and acquire the money for the jobs.

I told my tenant that the contract is between us and as long as she pays rent on time through charity or on her own, I don't mind but I do not want to be involved with a third party.

She was very kind and apologetic and said she would message him through their portal. 

Make payments through an escrow company.2. 

Do I do the same regarding the same metrics such as cash flow, GRM, COC, etc?

I'm a very conservative investor and may look through a hundred deals a month, and at the end of the year only invest in 4-5.

If you can find a great long term rental that still cash flows in CO, then I'd say it's still worth it. 

I have the option of pulling out a HELOC from my home in KY that could cover the amount for both HVAC systems. and if i do that i could most likely use the cash flow from when i move out to make the payments on the HELOC.