So, in a cheaper market many investors use their own cash for purchase and rehab or especially in more expensive markets they use hard money loans which are based on the deal itself and your ability to execute on it.

I read industry magazines like Multifamily Executive, The Real Deal, etc and see who is buying, then google that company.Again, I don't want to imply this is a steadfast rule, but often times, when I find groups that have long track records, consistently good returns through multiple economic cycles (definitely experience through Financial Crisis, and ideally dating back to 90's), I will get on calls with their team to find out that they are QP only offerings, and/or have $150k+ minimums.  

I will be required to travel to take care everything.

The real trick to the whole thing is knowing your ability to refinance your money back out and executing before you lose your 0%.

He liked to hike, fish, camp, travel, do home projects, etc. 

My experience is in Alabama association law, but I suspect the principles are universal:  There is a hierarchy of rules for HOAs and just like government documents, a lower ordinance can be used to execute and make more specific a "higher rule," but can't contradict it. 

If you have not run your own business beyond real estate before, I strongly recommend that you get in touch with SCORE (Service Corp of Retired Executives) at www.score.org.They are a free resource (part of SBA) that will help you to evaluate the financials of the company you're looking at buying, build a business plan and to understand what you're getting into. 

Execute a 12 month lease where you can collect a security deposit and collect rent to cover the mortgage and some money towards maintenance.

I have been told that many large corporations are cutting internships, traveling nurse levels seem to be dropping off and general travel seems to be down.

who can execute the process when it is an owner finance transaction?