One question I have, however, is what the difference is between and investor's agent and a regular agent who has expertise in how to buy correctly for investment purposes?

The cashflow listed above is before taking after budgeting $200/month for CAPEX, $113.33/month regular maintenance, and $142.50/month in property management (currently self managing).

You should consider hiring a regular yard service to keep peace with the HOA.

It does give the walls a better appearance but does not look quite the same as regular walls. 

Whatever you can do to increase your savings or increase your income: cut out unnecessary expenses, work a side job, put money into a HYSA as opposed to a regular savings account earning 0.1% interest.

These loan programs are typically used for clients who are self employed & do not show enough income on their tax returns to qualify for a regular mortgage. 

This could mean paying down debt or regular expenses (maybe get rid of a car payment, etc.).

Just by applying the "law of attraction" the universe has conspired,through regular face to face, to present 2 offmarket deals!

What about just a regular old seller financing deal with a 12 or 24 month balloon?

Also regular large expenses like marketing.