If you are investing out of state, then do you already have a good property manager lined up? 

If you are focusing more on turnkey's then I'd suggest partnering with one of the investment companies so you can buy a property that's been completely renovated and that has a resident already in place.

When complaints were filed due to major issues raised, some states prosecuted the companies for depriving buyers of ownership rights and outright deeded the houses to buyers (regardless of breach of contract and default on loans), with huge restitutions to be paid to state and end buyers.

There are about 20 companies that do this and more or less take over as the primary lien holder in place of the taxing authority. 

If you end up at out-of-state but have capital, you likely be on a turnkey solution.If you are starting locally, that may be wholesale, brrrr, flip, buy-and-hold, (STR, MTR, LTR), and more. 

You are clearly not thinking, especially as an out of state rookie. 

Traveling to other states isn’t an issue for me. 

You should contact both your lender and your title company to understand their requirements.

I've partnered with several contractors over the years (before I got my own license) and it is very normal for the contractor to be paid for materials and labor, even if they are doing the build "at cost"It's complicated and as other have stated, you've gotten yourself in too big of a mess to be sorted out by some people on an internet forum. 

It seems to me that your favorite title company would be the best resource for solving a lot of your closing processes.