My recommendation would be to engage an investment property focused realtor (not a general residential realtor) and let that person guide you through the process from pre-qualification to market/property valuation and selection. 

She is not in a position to lend a personal loan to me. 

I'm not a professional Tax person.

@Enrique Toledo  If the seller is firm at 10% down, you can always get a personal loan for that 10%. 

(Either with the roofing company, a heloc, or a personal loan.)Either way you will probably be way ahead on interest saved unless you have a sub 6% interest rate.

Things they did bad which I wish I had asked more information about:Never involved in the screening of tenantsThey recommended keys for cash by waiving the rent amount buy only collecting fees which they would get not meThe cost to evict is 750-950 yet other companies told me they will include eviction in the priceThe tenant didnt pay in full last month and I was the one calling out to them and asking questions then a few days later I get an email saying something happened with the tenant and they are investigating.You get passed from person to person every week or so.No one told me when the construction was complete and so the house was ready for a week and the post to zillow and other sites was not done.It took them another week to take pictures and then another week to upload it.I was paying 200 dollar a month electric bills while the house was vacant because they left the AC running in the empty property.

I’m the last person who should complain about grammar, but these are yellow flags, at best.

A relative who does long-distance real estate investing told me that I have to sign the final loan document and the transfer of ownership document in person.

NOTE: an aggressive attorney can still track you down.LEGAL PROTECTION: By placing your assets in an LLC, you legally separate them from your personal assets.

My goal is to wholesale some properties single and multifamily to build some capital while fixing my personal credit and building my business credit.