Also, in my state I can't offload snow removal -- I'm liable for it.At the price point your talking about, the BRRR method can work very well and quite quickly.

@Douglas Ellis this is truly difficult to answer without knowing your whole position, experience, goals, etc. you can make an argument for each method. 20% down minimum exposure, rent as-is, won’t cash flow as high, but if you can manage and maintain, the product will hopefully run itself with the occasional maintenance call and such.

We have money for down payment and I am a mortgage broker so we have a good grip on financing but what I need help is with getting her and I trained to do this correctly and picking our method to get these properties.

You will also need to stockpile cash.There are some methods to invest with low scores and no cash but they rarely succeed. 

Then after you hopefully do that, go find a good local PM company since your self screening methods seem bad.

I live in Southeast Michigan and I am interested in the BRR method. 

When used right, the BRRRR method can allow you to buy rentals at a discount because they need work, and refinance most of their money out because they added value through repairs.

He wants a clean sale.

My points are: 1) finding a good deal will provide your best in 2) there are different methods of learning the skills needed to be a successful RE investor some of which may not be glamorous.Good luck.

Unless you have a very fast method of paying it back you run a very heavy risk of the rate increasing to a place where it could harm you in the long run.Feel free to tag me if you have any questions.