- Establish consistent routines

Most PM companies have a requirement where the tenants income needs to be 3x the rent per month.There’s more to it than that - but it’s a lot to type out.It’s a popular strategy for those looking to get into STR/MTR and can’t afford or can’t qualify to purchase a home themselves. 

-If not, then I wouldn't add $100k of 'Value' to the property just for having an established Pizzeria, since as a simple landlord, it all breaks down into the return calculations above (hinging on rent/mo from your tenants, whoever they are) which at your current estimates would leave you under-returning compared to a money-market account earning 5%.Now keep in mind, I have been discussing the long-term hold return of this investment.

I would check a local RE attorney perhaps, every state has different rules for establishing residency.

A conventional loan by definition is a loan that is not an insured government loan.A lot to unpack here after 8 months.Conventional absolutely does mean a Fannie Mae or Freddie Mac loan. 

Each designated LLC has its own governing documents establishing its members, managers, and membership interests.

talk to the dept of health first (records requirements etc), establish what upgrades/maintenance required, line up a reliable repair/handyman/type person, consult lawyer, and then make your offer, see if you can buy the land it's on via lot line adjustment (ideal scenario). a lot to be aware of, such as system upgrades or county code changes bringing in the requirement to add metered connections to an older small system, for just one example.Otherwise- owner doesn't want to manage, I doubt you really do either but could be wrong. 

You need to establish relationships first and people need to know you.

Personally a handshake still means a lot to me, and it will to them as well.

Texting is for after you have already established a relationship with someone, not for outreach.