Direct communication with the builder has been the most effective method in my experience.

Does anyone have a recommendation for a reliable, quality cleaning company with great communication?

Many lenders allow for low-down-payment options if the rental income covers the loan.You’re approaching this deal thoughtfully, but be sure to communicate the benefits of your offers clearly to overcome resistance from the seller's representative.

Quote from @John Busch: Truly appreciate the multiple responses and look forward to continuing our communication as we live in Southern CA and do not have many contacts in that part of the county. 

As @Brett Synicky suggested, keep it simple, as a sole proprietorship.You are also not considering that you will have to pay $800 per year and per LLC to your greedy state.In short, get some professional advice instead of TikTok advice.

Since I work pretty hard at my day job and don’t have much renovation experience, I wanted something simple—a rental I could put a tenant in and at least break even.

What we're talking about goes way beyond simple FRL.

You'd be surprised at how the simple things, like answering an email within 24-48 hours versus two weeks (or never!)

Check out Norada Capital with a simple no fees structure and 12-15% annual yield depending on how much you invest.  

For your first deal, it might be beneficial to try doing some of the simple work yourself so you know what goes into it.