Spend money on renovations (see above) and a photographer to make your listing popDon't waste money on a property manager if you don't have to.

They don't charge you a fee until you've failed the inspection a second time; so it seems like the play for efficiency is to not waste time out there and if you do get flagged you go back separately and fix the issue(s)? 

So should I use up a good chunk of heloc and minimize the hml cost.  

Seems like some one the more experience realtors out there have a lot of good contacts and have a good understanding of what is needed for an out of state investor. the LAST THING you need is a realtor, waste of time, 

Being a newbie I couldn't be expected to know much, and I also don't want to waste this guy's time or more importantly waste a very good opportunity.

@Richard Clark - Well wholesalers require POF so you don't waste their time.

I had minimal experience with all of them.

Lots of online training and is well worth the minimal cost. 

Also, the offerer wanted me to use their preferred lender who couldn't approve me even when I had a pre-approval for significantly higher amount from another lender, we wasted 2 weeks with the offerer's preferred lender.

House Hacking is a great way to minimize expenses, obtain property for very low money down, and learn the ins and outs of property management.