With a Conventional Loan you can buy a SFH, Duplex, Triplex or Quadplex with as little as 5% Down if it is your primary residence as long as you have the intention of occupying one of the units for 1 year after closing escrow.This is the strategy I have personally implemented and have assisted many of my investor clients in doing the same. 20% Down is also beneficial as it keeps your payment low but it does limit your ability of buying more real estate faster.i would be more than happy to discuss the different strategies with you over the phone or in person.

Required good credit, adequate reserves, full doc commercial loan with a personal guarantee.  

You'll want to put together a personal financial statement (basically lists of all your assets and liabilities) and have your tax returns ready.

Who is personally going to be liable if the guarantees aren't met?

I had hoped to set this up with PNC since I bank with them but an in-person visit to the branch is required for set up and this is not possible since I now live in Washington state.

I have found ChatGPT to be particularly useful for testing new Book Covers for BiggerPockets, such as our foray into the personal fitness category with upcoming title "Sweat for Life": 

I got a deal on labor as I know the contractor personally and helped out a bit with the project.

Now, if you haven't yet, now is the time for you to go see the situation in person.  

This is so I know if I should keep the person I currently have.

This is a very personal question that is difficult to answer.