These are the few details I needed to connect in my brain to understand the strategy better.

At least a lot better than the path I chose to take. 

We (and others who appreciate these properties) tend to be very respectful of each property and always leave it better than we found it (think “leave no trace” principles).

Look into local tax incentives and financing options, and reach out to local real estate groups or mentors to better understand the market.Good luck!

I understand that it gives you more coverage and it better if you are transfering RE from someone that you don't know... but in my case I will be transferring from myself to my LLC.Some good answers here: https://www.youtube.com/watch?

Well it is doing loans for folks who bought sight unseen and trusted contractors/turnkey providers who sell the dream but in the end do the absolute min in rehab work (even though charge for a much better job) and/or sell a buyer on a class B type neighborhood that is  reality a class D neighborhood in an already low income town.

The state will get its pound of flesh and my liabilities were better managed by executing perfect permitted work and excellent insurance.I'd sincerely recommend having a savvy CPA, Lawyer & Insurance broker.

I do not flip so I understand your reluctance to want to flip (it’s a job, taxes, selling costs, etc), but it seems like a much better flip than brrrr.  

Is this a cut and dry 20% down deal the rest through a commercial lender like Wells Fargo or are there better ways to do this? 

Across the board, the worse the neighborhood, the better the cash flow, the better the neighborhood, the trade off for tenants base, better schools, low crime, etc etc.