Oh and if you're going to get a duplex, triplex or fourplex conventional financing for a refinance of a duplex is going to need at least 15% equity. 

It'd be impossible to need to do a $100k rehab on one of those $30k-$50k houses folks are renting out for $500-$700/mo.

Turns out this wasn't the final document and some of these fees will be revised, but I'm going to need all of this info to know what I'm talking about.

A long time investor with a paid off unit is going to need something more personal to get their attention or maybe you pulled them their name off of a list of recent evictions in which case a "tired of having the head ache of being a landlord?

Most wholesales aren't good for the MLS anyways, typically I have found them to need a lot of work and would never meet FHA requirements. 

I'll second what Richard says that you're going to need to do a lot of reading and learning.He's too modest to say it, but Richard's book "A Rehabbers Tale" is a good intro to rehabbing."

What I gathered from the books is im going to need individuals LLCs PER property (sounds a little daunting to me, but I want the utmost protection).

A property just came up on redfin that is really appealing to me because it seems to need no renovations, is in my price point, and has a detached guest house with 3/4 bath so I'm thinking income potential. 

All of that to say that if you find a property around SU fot 35k, it's much likely going to need a LOT of work.

You're going to need to work with a local lender that does non-vanilla scenarios.