Easier Qualification: Buyers with less-than-perfect credit may find it easier to qualify for a land contract.

Which tbh, as long as someone helps me by giving me a chance to fulfill my dreams of starting my own REI Business I'm perfectly fine not making a profit on the first property and little for the 2nd.

However, if you wanted to be perfectly buttoned up, you could draw up a contract between your LLCs and they could share in the expense for this PO Box.  

It seems like this would be the perfect fit and you wouldn't have to spend time maintain a website.

You have to careful in screening making sure you are trying to rent to the right person if you are waiting for a perfect tenant you may stay empty for a long time so you have to know what is the best tenant in that area for that apartment, it might section 8, or some other program recipient. # 2 the people in these neighborhoods Are generally low income, so they will fight about damages cause they don’t have the money to fix it, # even if you screen you still can end up with a bad tenants boyfriend or girlfriend who is crazy or sells drugs And say they don’t live there but is always there.

By being in Boulder, you have the perfect opportunity to take advantage of the college rental market & rent out your extra rooms to college kids in the area. 

Leads are never going to be perfect no matter how they are sourced.. there maybe some unrealistic expectations for those that are paying for leads.

You can hire an agent just to show and be a body if they are willing, While its not perfect, ChatGPT is a great tool to ask initial questions and get a launching pad (always verify what it tells you)  - @Drew Sygit - Good point about getting someone to help you with screening if they dont have any "skin in the game" so to speak.

And they had a placard on the entry table that said no one is perfect but we do our best please leave a 5 star review!

Your idea of purchasing and then refinancing with a heloc is perfectly fine.