I wanted to propose taking the property off their hands as follows: I'll bring the mortgage current, which will save their credit.

Now I’m so busy, and am even getting referrals from lenders and a retiring Broker.The time saving way is paying for leads on Zillow, Realtor dotcom, your own website, Facebook ads, etc.  

I'm also a first-time investor.After spending a few years saving and studying, I determined that investment properties were my best option for financial freedom.

I have an Investor Carrot Website and most of the folks in KC do to - MAREI has a discount link on their site if you want to get a few carrot websites and save money. 

Ive saved 10k for my first investment property and THINK I'm ready to pull the trigger.

House hacking may be your best bet to build equity, and maybe refi to pull funds or continue to save and put yourself in the best position a year or so from now to make the move to strictly investment props!!

There is a program referred to as a Rollover as Business Startup that allows you to use existing tax-deferred retirement savings to capitalize a business that you are actively engaged in. 

This might actually get you to your next property more quickly while saving significant tax dollars and satisfying all lenders.

I have decided I am willing to invest in a SFH far away from me, in different states like NJ, PA, CT.I have around 30 grand in savings from this past year.

Without a discount I think you'll find the $9k ish in closing costs and the higher rate will make you wish you saved for your next purchase organically  5 or 10 yrs from now.I'd wait a year or 2, ask the seller for a discount and save up for your next buy.