To add to @Patrick Roberts post - this loan type will require you to qualify with income and liabilities = DTI ratio, which will include the rents you pay to your NV home.

There are some unit types you can use that Feel warmer but that doesn't sound like it is her problem.  

Because we're flippers we can't afford a landscape designer so we go with the style of the home, look at google images based on what kinds of landscaping go with that type of property and then we draw a map of where we want the beds and grasses to go.

It depends on the type of rental.

and you may have to contact several hundred leads just to get a deal.do you know which types of leads you will go after? 

What type of property are looking to inspect (residential, commercial, distressed, etc.) and what is the intended use of the property?

It does not sound like you're in that type of market based on what you shared.

Generally, the fees can range from $500 to $2,500 or more, depending on the specifics of the loan and the attorney's rates.Here are some common fees associated with loan document preparation:Promissory Note and Loan Agreement: These are the core documents, and the cost of drafting these can range from $300 to $1,500, depending on the complexity of the deal and the lawyer's hourly rate.Deed of Trust or Mortgage: This is often required to secure the loan against the property and can cost an additional $300 to $1,000.Title Search and Title Insurance: If you’re using title insurance or require a title search to secure the loan, this can add another $300 to $800 or more to the cost.Other Documents: Depending on the type of loan (e.g., hard money loans, commercial loans), you might need additional documents like personal guarantees, collateral agreements, or an escrow agreement.

I don't see any scenario in the future where I don't have to accept some type of online payment, especially because I manage most of my properties remotely and I cater to midterm guests who are usually not in the area when they're sending in their deposit and first month's rent so I HAVE to be able to accept online payments.

What made you interested in investing in this type of deal?