Up to you if you want to waste time, and money on an appraisal, just to have the rug pulled out from under you in a few weeks.If diesel fuel is normally $4 but someone says $3.75, then one could surmise that it's just discounted cheap diesel.

LL are renting you need to do things differently to minimize contact.

How would you minimize the risk of all in cash investment in time like this?

By no means is it a home run, but it should need minimal repair for quite some time and that’ll give me good opportunity to ramp up more $ for repairs down the road.

I like to think I live a minimal lifestyle. 

Alternatively, if I'm listing my own property, I can agree to pay the Buyer's agent a split, and pay $0 on the listing side, however a minimal of $250 per transaction and likely a minimal Broker Review and EEO fee will be required by the Broker.  

@Daniel LozowyI think it'll be a waste of money.

I’ve started using a local mortgage broker exclusively now because she keeps most of my information and thus minimizes paperwork.

Because after they've paid it off, they want a new one and their old one is worth 80% less than what they paid for it.Huge waste unless you have the money to blow.You're 23...plenty of time to have a nice car in your life.

So, my advice is to either make sure you have a great agent (one who only works with investors or invests themselves), or to get the license yourself.The license doesn't take long to get and, if you're serious about real estate, the fees are minimal. 1 or 2 deals and you've earned your money back.