The trustee, borrower or bank can ensure you get your hand slapped hard for approaching the circumstance as a work-out or foreclosure fix it guy without a license or being an attorney.Let's say that we can approach the owner and be in compliance, which you can.You will not purchase a note as an individual investor from a bank that has started foreclosure by making an offer like that.You get a request from the borrower for the bank to sell the note in lieu of payoff as demanded.

There are a couple of DIY cost segregation companies that provide you a questionnaire to complete to generate your report.I normally recommend a home inspection and appraisal in hand when completing the questionnaire.The completion of the study is instant.Best of luck.

I want to be somewhat hands on so I would pick markets that are driveable for you and visit frequently. 

There are a handful of gulf front complexes that still cash flow positively but you need to be very careful as to which complex you choose as not all complexes and especially HOA's are created or managed equally. 

If you think you want to try syndications, read The Hands-Off Investor by @Brian Burke before you do anything.

Therefore, transferring our jointly owned investment property into my SMLLC would not trigger a due-on-sale clause?

I received wire transfer instructions to a credit union in Utah with a totally different account name than the company.

REI Hub is the best, hands down, IMO.

In general hands off ADU additions cost more than the value that they add.Have you looked into what the garage could rent for as a garage?  

I've recently stared getting interested in real estate investment and I'm trying to read or grab every opportunity I can get my hands on.