For out-of-state investing, find a trustworthy property management company and network with local real estate investor groups.

Like others have stated, their price is not always the best especially if you use cashback sites and/or search for coupon codes for other sites.

I live in California, this is a bay area property.were not looking to move out of state and house hacking is less palatable when a duplex costs 1.6 million.

What state is this in? 

As others have stated this is unrealistic due to arrival time, cost order issues, and volume to make it worth it.

Variable income is SUPER hard since covid and no real way around that beyond showing an offer letter that states you get a minimum guaranteed hours, and you may need a payroll log to prove you never went below that number. 

Based off of the podcasts I am listening to and other property management professionals that I network with, that has been the experience of portfolios across the states. 

NY is a very tenant friendly state, so if he doesn't leave and she's on a month to month.

STR-friendly markets make it easier to get started and grow your business, and the lack of state income tax is a huge perk.

Fannie Mae allows for higher loan amounts and larger renovations (up to $806,500 in most states).