Oh, I have bought many properties in this situation.Here are my pointers/lessons learned:1) Make sure you understand the deposits and they are included in closing2) Make sure you understand your state laws on giving the tenant notices to move out3) Try your best to communicate with the tenant some will freak out when a new landlord is added.4) Get a copy ownership to the new tenant and make sure to get keys5) Inform new tenant by your state laws you need to do repairs and get pictures before damage is done that they claim was pre-existing....bs.6) Be nice but be strict when it comes to paying on time, they will test you.7) Hope for the best, and prepare for the worse. 

I am getting my initial training through Rockwell Institute, and hope/plan to join Keller Williams here in Spokane as soon as I pass the test!

Also, what's the rent roll on the property?

No, it just means they have not been tested during an economic downturn.

What would push you over 100k, most likely, is rolling the purchase into the HML.Conventional wisdom says buy the property and then fund the rehab, but you can have less of your money tied up in the deal if you roll both in and then refinance accordingly.

I would figure all the bookkeeping, phone calls, coordination, etc. wouldn't need to have a license to perform those acts and you could just sign a contract per say with the owner saying I'll provide X services at X fee that I bill you for every month.I even considered going underneath someone else's broker license and just build up from there but the fact that they are going to take a big percentage of my already small percentage off rent just irks me when I'm willing to just build off my systems that I have already built/tested. 

I cannot currently find a source on what that test is, but you should talk with a CPA about this anyway.I just discussed this exact situation with Thomas Castelli last week.

., The plan is to eventually move lock stock and barrel to Texas  and these investments are a precursor to that.At present I do not have a team set up to get the ball rolling ..I was hoping for some guidance from similar investors who have properties in the area. 

You’ll just want to look closely at your renovation timeline and be sure you don’t have too much cash in the funds account on your first testing date.

The upside to testing out CRM with Hubspot is that if you end up using a CRM system it can grow with you.