Ultimately, when I'm repping a buyer, I always recommend the buyer checks with the zoning when any zoning issues come up. 

I can recommend property management, realtor, vendors, if you need them.

Id recommend connecting with someone who can help you shop more investment-specific/rental programs on a national scale.

I would 100% recommend that in whatever market you choose to invest in , that you form a relationship with a good property manager, as that can make-or-break how well your LTR goes. 

When investing in high cash-flow markets, I always recommend working with an investor friendly agent so you're able to gain the right insight on the different areas and the risks involved.

My recommendation is before chasing all these real estate deals is to go earn and save some money so when a good deal comes a long you can take action and move on it. 

I would recommend looking at a loan with a short prepayment penalty if looking to get cash out, that way you can refinance again if rates drop again in the near future. 

Our home LLC in ND but it only costs about $100 and a foreign LLC is all our CPA recommended we do.  

I have never pulled a permit for a water heater swap, know no one that has ever pulled a permit for a water heater swap, ever seen or heard about one getting red tagged for no permit, and have never had a plumber recommend getting a permit.

I would recommend you look for a good neighborhood to buy a multi family in.