PUB  is simply as stated a pre planned development.. it usually has an HOA.. and very frequently they are created to increase normal density. 

because it would be a nice commission and a good way to get my foot in the door in real estate. 

Last advice: make sure to have good records an accurate / current data tape - not every loan is based on lender qualifications and LTV/LTC  - normally, the DSCR (debt service coverage ratio) carries a large weight in the overall risk profile.Much Luck!

I am trying to find some hard data on such things as square foot costs, permit requirements when building out of state and scheduling comparisons.  

Take a 1200ish square foot house in say Baltimore that needs a new roof, and the property is worth $50k.

Obviously don't want to shoot myself in the foot while just asking for some friendly advice.

@Daniel Gonzalez's approach also isn't crazy.You can mix them:If you find a deal on redfin/mls/whatever, you're using that agent for doing normal agent things and they earned their check.If you find it on your own, or if another agent brings you that deal and sells it to you, that means they closed the sale and earned that check.Your primary go-to person needs to be exactly one agent at a time to be fair.

There is a little more hand holding than normal tenants so I'm not sure I would want to cross that bridge in a market that I didn't know or have the most trusted boots on the ground.  

@Alex Corvin, I agree that the CapEx would normally be higher but with the rehab budget of $30k I lowered the monthly CapEx estimate.  

That used to be the normal thing a lot of people did but since Dodd Frank and the Safe Act came into play your not allowed to do deals like that anymore.