Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

:We use the cheapest ones that they provide at Lowe's, our handyman installs.

Even if one has to provide the education to some of the parties as to why a particular creative solution makes a win-win-win for all. 

An LLC when properly formed and administered provides separation and protection of assets that are outside of the LLC from the actions of the LLC.  

Many of these PM's have too much on their plate and are unable to provide you with consistent communication.

Allocate equity based on contributions: you provide the $235K HELOC and management, while your former boss contributes renovation expertise and labor.

As long as you're living in it as your primary residence and can provide proof of that, you can continue with Owner Occ tax rate.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

I found the son on Facebook and sent a quick intro giving my condolences, expressed my interest in purchasing the property, and provided my phone # in case he decides to follow up.I'm in the process of preapproval with a couple lenders, and have reached out to a couple realtors in my area to see which may be a good fit.

If you want to do everything remotely, then I would recommend getting started with a TK provider that has all of their teams put together, but I would interview them in person.