The physical effort to rezone is not difficult, but it is often reliant on what the City ultimately wants in this area. 

I told her to incorporate that into the loan repaid amount, and she immediately did and asked for my ID and bank statementsNow most lenders do 80% financing with a 20% down payment, which at that point, I understand why there's an upfront cost.But if this is a 100% financing agreement, why are they asking me for anything upfront?

I don't see a need to incorporate in more than one state.

Absolutely love the idea of physically searching, I'm going to try that next!

I have no specific properties in mind as of now, but wanted to reach out to all of you and see what factors I should be looking for/at once I am physically there.

The issue with hoarders is damage to the property- hoarding can lead to pest issue, moisture issues and other issue that physically damage the property over time and can lead to big $$ repairs. 

Most incorporated cities have their own rules. 

I would so appreciate insights from others who have experience with a rent-to-own model at scale or who have started a non-profit with incorporating real estate. 

Instead of looking for a physically distressed house, try looking for more of a distressed seller. 

Absolutely make use of all the online tools available throughout the processEvaluate resumes and reviews/recommendations from trusted resouces, peers and past clients (like you would on LinkedIn for example)Narrow down your search to the top candidates and schedule in-person interviewsChoose your top 3-4 final candidates and check referencesThen ask at least three to provide bids for your scope of work requiredEvaluate the bids and pick your top candidate...then there is one crucial step left...Make sure to take an in person look at the physical finished work your final chosen contractor has done recently.Like almost everything else in real estate, choosing a great contractor requires time and effort.