Bryan has a good point.If you want to go against the grain and want to put in a lot of offers (You are going to have to put in a lot of offers to get anything to stick) you would be best off to get your own license.For all the reason everyone else is saying you aren't going to have an easy time finding an agent that will want to do what you will probably need them to do.I'll also reiterate that for the specific stuff you are looking into doing you are going to have a better chance with off market stuff anyway.

Guess I have to just keep throwing **** at the wall until something sticks.  

I also would stick to unrelated parties.

That way you are covered if you turn down a tenant, they complain, and your process is called into question.the other thing to note is that if your 3X's the rent income criteria works for you, and you have little vacancy, then stick to it.Problem tenants usually begin with a bend in a rule, or not having any criteria to properly screen tenants.Michael P Currie

I'd stick with the conventional as well so you leave that loc open for other deals or even emergency cash.

And for IRR there are many different ways to calculate (monthly or quarterly or annual compounding and geometric or arithmetic accruals) but for the purposes of this discussion we should just stick to CoC and IRR.You don't need to wait until the sale to calculate hurdles in an IRR based waterfall. 

Your a smart man by staying discipline and sticking too your guys by keeping your "dead equity".

While this does sound great if the renters pay on time and then buy my home at the future current market rate, I'm in it for the long game and will stick to my current criteria to find tenants. 

Just stick with what works.

Most companies stick to doing boardups & restoration work, because the job turnaround time ranges between a few hours (boardups), to a few days (restoration work).