Something that is zoned for two-family can be key to transitioning to a great cash flow and appreciation property in a hot market.

We are fortunate enough to be able to buy ourselves and do it that way but we would like to make it a quick smooth deal for all involved. 

For your situation, hard money is fine, but I would make sure you have a contingency to complete, and own the property yourself if transitioning to him doesn't pan out.

:) Smooth sailin' shipmate!

The other type of offering is a 506(c) offering which is what most syndicators transition too as there deals get bigger and they get more established.

I've invested in 2nd position NPNs in the past but I'm making the transition to invest in and own physical property.

USAA gives examples -- "pay off transition expenses, consolidate high-interest credit card debt or buy a reliable, economical car."

If you can find yourself a Realtor that specializes in this type of inventory you'll have more than enough options to choose from & theoretically experience a more professional closing as the Realtor would be using all of the state required forms, licensed title companies & proper deeds etc.....Now all of the above aside no matter how you come across the property whether it be Realtor, Turnkey Operator, Wholesaler or FSBO whenever you are buying a property out of state you should do a few things to ensure the experience is as smooth as possible.

I've found someone that I trust to handle this, so have concluded that nothing can go wrong and it will all be smooth sailing from here.

They can then transition to FHA later on for their second house hack or for their primary home.