i think 4/2 is better or a den/workout room. 

Then you find a brokerage to work out of.

How did it work out for them? 

If @Muju Hussain finds a property and teams up with a developer who has his own team that may workout as well.

So, basically we have to hope and pray that they pay the rent OR work out a payment plan OR have them willingly move out.

The best foot forward here would be to work out a way to prepare your offer WITH THE seller finance terms in the offer and the agent earning up front, and then present that to the listing agent or your buyer's agent. 

So while you may be cash positive, to a lender you might work out to be negative since they discount 25% of your gross rental income to mitigate risk.

The reason I haven’t used a network like that is because 4/5 properties are with one very reputable provider and the other is in the same geographical area so if that new provider didn’t work out, I could roll that house into my existing portfolio with reputable turnkey provider.  

From a straight purchase perspective it might not work out initially; though if used as a vehicle for creative financing in the future, rents collected might make sense.

Thanks for the suggestion @Anson YoungI'll try to workout something with my agent or find a BPO agent to do the work for me.