Attend events regularly, stay engaged in conversations, and keep learning through books and podcasts.

I thought basis would be safest so I will go that route.

DSCR loans are not that low and regular hard money loans will be in the double digits.

I would go the conventional route on a loan, using LLC you won't be able to do that.

Not sure if hard money would be the correct route to go for this one or not

You can put a mortgage into a "trust: without triggering a due on sale but again contacting your bank/lender is the best route to avoid any issues.Some banks/lenders or servicing companies change guidelines and even a trust may require other paperwork but the attorney usually facilitates that to be safe.  

I fire clients regularly. 

LOL but this route you have only 4 weeks to contact all the sellers MULTIPLE TIMES.- The golden rule in my group is the seller has to have a deal, the numbers work, be willing to sign, be willing to move out no later then 7 calendar days prior to the auction!!!!! 

It's pretty common practice to have something like that in a property management agreement, and if it falls under that limit they're going to pay it and not notify the owner except in regular monthly updates because it is below the threshold of what is an ordinary expense in the course of business.

And that's not even taking into account the regular tenant BS.