They place good tenants, do nice renovations, and have reasonable maintenance charges. 

We currently have around 175K in equity in our house we are willing to access some of it utilizing a HELOC but we want to get connected with investors that can help us walk through this! 

I have come across multiple properties - typically houses that require rehab - where the seller is not the owner of the property but what I believe to be a wholesaler or investor who has been assigned the rights of the property to sell to an end buyer (me) for a (substantial) fee. 

You want to be able to select who rents your house and how do you know the person they sublet to will pay the rent and take care of the place?

If you aren't already, I suggest house hacking to use more leverage.

Renting out one apartment, currently renovating one apartment What made you interested in investing in this type of deal?

I want to put in 5 percent down on a single family house in metro Atlanta .  

My current rent is $2875, but similar less-upgraded units in my community are listed for $3100.For context, this is a town house in Northern VA and my tenant has been great for the past two years.

Bought it renovated, but in 5yrs not so new anymore as tenants lived it down.

If the house is on the market, you cannot make an offer without an agent.