If a property can not cash flow with 100% financing it will never cash flow since equity is valued higher (usually10%) where as mortgages are presently in the 5% range.

If I am not working with a buyers agent, can I just have the sellers agent write the offer up and present it to the owner?

Its not the agents responsibility to figure rehab cost that would be very bad for an agent.. and the investor knows the comps and knows what the homes are worth when rehabbed and what they rent for.. asking an agent to figure this out for the investor is ( well just means your not ready for prime time and you as the investor have not done enough home work and are trusting others when you should never trust others).At the most a good agent that is choosing to work with investors  should present the deals.. and the comps.. its all done for you on the MLS.. you provide that info... that's it.When one of my newbie agents walked in all excited about this new buyer that wants to build a power team and wants to start shot gunning offers.. my response was  get the investor in here I want to talk to them personally... ( my goal is to not burn out my agent with a all hat no cattle seminar or BP Newbie)...

Definitely will invest in the keyless lock so I don't have to be present.

@Hector Lozano best way to build your buyer's list is to present a deal you have in hand - do you have anything right now?

Because it is free, some of the presentations were hosted by "gurus" who want to sell you something: "If you sign up for my special seminar today, you only have to pay a special price of $xxxx and I will teach you everything I know."

Based on the numbers you presented, this is not going to be a cash-flowing property and is solely a bet on appreciation.

A great one to network and start learning is http://papersourceseminars.com/ Lots of good networking and informative presentations. 

You could also think about presenting the opportunity to friends or associates that have liquid funds.

Did you pull the credit scores for these applicants, talk to their previous landlord (not present) did you confirm their employment through viewing consecutive pay checks etc.