My credit score is good/excellent, depending on the site I use so I'm hopig my credit will help me with RE funding regarding investment property.

Here are the terms : Transaction Details: Buyer will not be charged a Buyer's Premium for this propertyIf you are the Winning Bidder, an Earnest Money Deposit of 5% of the total purchase price or $2,500 (whichever is greater) is required.Buyer may receive a Special Warranty Deed or equivalent if Buyer is able to purchase title insurance without delaying the closing (title fees typically cost between $500 and $1500 and are based on the purchase price of the property).

You know what I do when the market gets to hot, go ride my bicycle a bunch, and hopefully win a few championships.. really. 

I think it would be great to eventually turn this into a full-time gig, but slow and steady wins the race!

She has established an excellent track record with the foster care system in the area and is seeking an investor to secure a home from which she can provide the services that are required, and funded by state and local agencies. 

Excellent advice!

However, if that includes an operating agreement then I believe that $600 is an excellent price.  

You win some and you lose some with the counties.  

BiggerPockets is an excellent resource to learn and network.

@Tyler Howell is correct, the VA loan is an excellent investment strategy to use for house hacking.