I am comfortable with my hard money lender, he knows our market and will not fund a deal he feels is risky.  

As a renovation lender, I suspect the main reasoning behind limiting renovation financing to contractor work is that the bank is more comfortable lending on a property that is more likely to have work done to professional standards and because there is a limit on the time you have to complete the project.

As far as checking that box on my P &S agreement,  I'd say most absentee landlords wouldn't be comfortable making that commitment until they were sure the deal is going to close.  

That will allow you to buy within driving distance and would most likely give you more comfort, than buying out of state.

On the other hand, you have to feel comfortable outsourcing all of the control to another party.

My goal at the end would depend on the market, I would be comfortable renting or selling.  

I don't think I'd be comfortable with people entering alone.

Would not having a license in this case make potential sellers more comfortable?  

As one of my former bosses said, engineering won't make you wealthy but it will provide a comfortable living.

I run the numbers again and I was comfortable offering $250,000 with 10% down and financing rest of the purchase price and renovation cost.