You can certainly negotiate some closing costs from the seller on the buy side.

And where can I buy it? 

You don't need a conventional bank to buy a property.

Then, if you can trend over time you'll want to see where the "path of progress" is going/moving and attempt to buy in that path of progress to gain some appreciation in the future.

Single family has more stabilized as there is not enough people who can afford homes.The purchaser is two very distinct types of groups who buy MF vs. single family and single family is bought to own and occupy, MF is bought to generate money.

I was living abroad buying/selling real estate mostly land, and some land with structures.

If you plan to buy in your hometown, buy a 2-4 unit, and live in one of the units.

I think I can open another personal checking account at the bank I already have and it'll be under my name but i'm trying to buy out of state rentals with an LLC I own.

Then I think I will buy my first out of state property once I'm ready.

Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?