Wife and I would prefer the lake house we haven’t bought yet as it checks all the boxes, but might be worth having 2 properties right next to each other. 

(I’d prefer you found a way to put down 20% and save the PMI as well as lower mortgage origination costs and on going interest costs.

Foreclosure auctions are on the table, although least preferred due to the lack of interior access (maybe with more experience).

Use some for buy and hold (I personally would prefer apartments rather than buying a few single family homes) and some for lending/trust deed investing.In either category, you must know what you are doing, know how to vet the investment, how to vet the sponsor (if investing in a larger fund of some sort), the laws and regulations on the lending side, how to investigate which areas to invest in buy and hold and notes/trust deeds for that matter.So as you have already said several times, lots to think about . . . 

100% preference.

Also one with low fees, and preferably not cloud based or revenue share based, any recommendations are greatly appreciated, thank you!

In many states, an LLC can keep your name off public records, which is great if you prefer to keep your ownership private or avoid being directly associated with the property.Having an LLC also makes you look more professional.

Do they have preferred vendors that always answer the phone because it is that PM calling?

Most prefer havng the entire space to themselves and they don't want to pay a lot.

Due to personal faith based reason, I prefer to only invest in all cash deals that don't involve traditional financing (so typical passive RE options like syndications, RE funds with fixed returns, REITs etc are not a viable option for me).