Ok, some may laugh at how small this sounds, but hey, it doesn't matter if you're all in for 20 bucks or all in for 200k, all in is all in....anyways..I have recently been direct mailing and came across a guy who is looking to sell 3 houses, we are kind of apart on the prices that i would be willing to pay through traditional financing.

The article (and myself) are focusing on generating cash in hand so you can live off your rentals.Personally, I have 20 years to the traditional retirement age...14 non-leveraged homes is a much more realistic number for me than 56 leveraged homes - especially with that 10 loan lending limit.

You can go with traditional turnkey purchasing (20% upfront), BRRRR method investing (my favorite), or a hybrid of each.

I would agree with him, it will be difficult getting a no money down loan for an investment property from a traditional lender.

When you say "eligible" it makes me think you are talking about seasoning a property in order to refi out with a traditional loan. 

I plan to do repairs (hopefully minor) and have a tenant by June/July.For the remainder of 2017 I plan to save all of my monthly profits to build a decent cushion for repairs/replacements ect.Then by 2018 I will switch to a more traditional way of distributing my monthly profit.Oh, I just learned that this is an estate sale.Anyone have experience with estate sales.Are they more difficult?

Traditionally, hard-money loans were something that were mostly used in the REI community by someone who's looking to flip a property, for obvious reasons.  

In terms of your question about entity choice, I think you are asking whether you should form an LLC or a traditional corporation.

To be a community association manager, one has to be able to deal with the organizational matters, not just the literal nuts and bolts.Many PM companies "fall into" community association management by accident and don't treat them any differently than they do their traditional PM duties.  

There are also many properties that are zoned for Multi-family even if they are not your traditional duplex and some could be converted to a duplex with some minor modifications.