My short-term rental is out of state but I manage it remotely (mostly guest communications and troubleshooting issues) and if I include in that the time I spent getting it ready to rent, I would say I materially participated and even more than anyone else (i.e. cleaner).

When you are buying a house you will have to disclose that you're an agent, so there's always the possibility that it could be detrimental (IE seller thinks you're lowballing because you're an agent).

You can't seller finance mortgaged properties, there is a due on sale clause, the bank calls the loans...more over your expectation that I'd have steady income for 30 years is strange.

What are you goals in the short, mid, and long term and does the deal move you toward your investing goals. 

Since you've got the cash ready, maybe look into areas a bit further out where your money could go further, or possibly look to partner with somebody who has some experience and is short on capital. 

.  so long story short, I would go in with the plan to leave the rent the same but the willingness to reduce if they ask.

Many of these houses will either be sold short, or go back to the bank, 2010-11 style.  

But admittedly, I haven't been to small claims over a deposit dispute before (well technically I have but that was because a seller didn't transfer deposits upon the sale, which is a different matter).

Explore seller financing, find for sale by owner houses, etc Thank You!

You can focus solely on listings (sellers). 2.