in terms of partnering, since I honestly do not have much to offer other than drive and time and general property management experience, who should I try and reach out to?

I bet you run a seriously amazing, and legit, business.I also have a soft spot for this because I volunteer in California prisons, one day a month and six full weekends a year, and I work with the inmates directly and I know for a fact that so many of them have your kind of mind and drive and skill.

(A) An owner is not required to disclose the fact or suspicion that a property may be or is psychologically affected, as described in subsection (B).

@Jamie Rost those were some of the biggest factors that jumped out at me.

They will factor in income of the property in addition to your personal financials.

There are several factors to consider, but I think an LLC is often not worth the hassle and added cost. 

I personally wouldn’t buy a property without driving around the neighborhood or seeing photos/videos for that reason of how streets can change quickly.

One more thing I just thought of which may play a factor.

You can factor 10% for repairs and CapEx which helps your cash flow.Then Option 1 doesn't sound so bad having all of your money back and $150/month.

Now if I just work off my desired profit of $20k and factor all cost in I can go up to $95k which is what I’ve offered after my low ball initial offer was rejected.