@Christian Nachtrieb I don't do the collecting, However all of my properties that require an HOA payment collect from me either via an Automatic withdrawal (ACH) on the 1st business day of the month, or I personally do a monthly electronic transfer into the HOA bank account.  

I could personally go out and get a traditional mortgage for more than I'm looking for at a great rate, but our properties are owned by our LLC.Any advice?

The idea is that they would buy my property via traditional method 25% down conventional financing. 

If I find that the margins aren't there for a wholesale I'll pick it up as a traditional listing. 

These questions should help you find a reputable lender.Some questions to ask the lenders, these apply to all lenders including Alternative, Hard Money, not just the traditional banksFico: What is their minimum score they accept?

For instance, by nature, most (though certainly not all) QOZ funds will be investing in "up and coming" areas, wheres there are no geographical constraints to a traditional 1031 investments. 

In a perfect world (also just my opinion) it would be an amazing way to get a 4 plex and live in it for the required time all the while ensuring that at the 2/3 year point you have 20% equity in it so you can refinance to a traditional loan and then take your VA loan and do it again and again and again.  

So I’m looking to buy my first deal, at the moment I don’t have the capital to pay cash for a $60k property, I have been looking at getting an FHA loan, doing the rehab, putting a renter In place, and hopefully be able to refinance with a traditional 30 yr mortgage, I have the cash set aside for a $15k-$20k rehab, so my main thing is does this make sense to do?

There is a lot to love here that won't be quantified in traditional stats/logic UNTIL you come check out DSM for yourself... 

You can also pick up a great deal on the mls if the seller chose more of an inexperience broker and just listed it like a traditional SFH.