I find that all of our tenants when we say we don't use property management they jump for joy and say their prior landlord/property management was terrible to work with.I just assumed that everywhere has bad landlords who aren't willing to do the right thing for their tenants, which ultimately leads to happier tenants, longer leases and more $$ for us.

Lease a nice car, lease a nice house & create a social media account to document your life.

If you don't have a lot of experience cold calling or managing a team, I would recommend using one of the companies that already have a training program, they will hire and manage the VA's for you for a small per hour fee, well worth it. 

What you do is create a management company and charge out a fee to your rental properties.

I would suggest an AirDNA report and any other documentation you can get from property managers, other hosts, etc. that support the higher income figure. 

Considering there will be a  property management fee.Once you own enough equity in your investment property it will allows you to keep more of your money.

I would suggest doing your first flip close to home as there is a lot to manage, especially time and that is compounded severely when you do it from a distance.

My holding company is in one state(S1), the LLC is in a different state(S2), and I manage these out of a third state(S3). 

It’s all integrated and easy to manage from PC or mobile device.

There's no law against creating a fake document, but it is illegal to use the fake document.Have you seen anyone using these in your market?