But challenged  by this because I am new to this and wonder what  could I offer?

Quote from @Brandon Weis: As a property manager, I know we do a lot more than collect rent and post notices: Move-In and Move-Out InspectionsProperty ShowingsRoutine InspectionsTenant Screening and InterviewsMaintenance and RepairsVendor ManagementHandling EmergenciesNeighborhood RelationsLease Violation ManagementCurb Appeal and Landscaping ChecksI opened in a new market (just 30 miles away) about six years ago.

You can also check their reviews online at Google, Facebook, or Yelp.

Thank you for pointing that out. 

I am renovating a walk out single family home to have a separate legal unit in the walk-out basement. 

However, there are plenty of charming single story one bedroom house ideas out there.

I heard the best thing to do is have a potential cash buyer check out the property as a "partner" however, I cannot propose my offer to any cash buyer if the property is not under a PSA.

Even out of my local area/state? 

I invest there feel free to reach out. 

As long as you are coming out of pocket at around the same you would be renting somewhere else then you are still getting ahead in life because your tenants are helping pay down the loan and build your equity.You should also run an analysis putting in what the market rate rent would be of you did not live there.