If not, are there any new-ish Bay Area investors that wouldn't mind chatting about their journey?

You will receive a notarized copy of this letter shortly.

If not, are there any similar routes one could take to acquire a low down payment loan?

I need some sort of document that we all sign and have notarized prior to closing clearly setting expectations and terms of the deal.  

If not, are these typically bought by the Buyer (me) or the tenant?

I spoke with Dept of licensing today and Washington State has an affidavit of inheritance that needs to be filled out- and that with the notarized death certificate, will, and daughter to whom the property will now be titled is all it will take.

I may have notarized promissory note and any documents to do this legally. 

Also, I would ask them whether they require from your seller and you buyer + buyer's lender before the closing a notarized statement stating that both parties understand that this transaction is a flip.

My goal is to have rentals, triplex, 4plex, & small apartments for cash flow, so seeing this 4plex for sale by this LLC made me wonder if theres any difference with doing a deal with a person who has a property under an LLC / not. Are

Our golden rule is that no matter if we think or don't think the tenant has vacated and abandoned the premises, unless they come into the office and we have a notarized document stating they have left we go thru the eviction and writ of possession.