RTO contract, rent all 3 units out and maintain the property for 3 years, then purchase it?

With the right systems and training in place, I have had good luck using Virtual Assistants that I have found on Upwork.2 - you can partner with someone with more time than you have.Bakersfield is being hit pretty hard by wholesalers lately so it is really competitive right now.  

If you have a bunch of rentals in a town where not a single soul is under the age of 70, I might be concerned about your ability to maintain rental success.

You won't want the local authorities fining you for putting up signs where they aren't supposed to be.There are other deal-finding strategies, including just walking around neighborhoods and picking out houses that are less well-maintained than neighboring properties. 

Buy them out with full sec dep refund and moving-relo assistance. 

Here are the laws in regards to this stuff.4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

These mortgages are out there - along with down payment assistance financing that have nothing to do with your income. 

@Zaccheus Mokua @Theresa Velazquez how would y'all feel about partnering with a team that does all that for you, has a team of local market experts to help you out, sends you deals on a daily basis, provides help finding financing, and assists you with formulating an exit strategy so that you can quickly get started on your next deal?

The key here is (1) the seller is motivated ( desperate ) enough to give up control of his property to someone who has little if any capital invested, while receiving no money upfront himself and still maintaining liability on his mortgage, and/or (2) the seller is convinced that you will be successful AND that his risk is small AND that he will receive future benefits.

It may be of some assistance. https://www.biggerpockets.com/forums/48/topics/460294-how-to-cash-out-1-4-unit-property