Pulling permits does not guarantee high quality work, but at least it will show the work was likely done per code and by a licensed professional.2.

.- If that 10 unit deal has been on the market for a year, and they have dropped the price by over 30% and its still not selling, then that's almost guaranteed to be a deal you want to stay away from.

The guarantee is the property itself.

Get the property in an LLC, and find a lender who will lend without a personal guarantee. 

I would like my first purchase to be a partial on a performing 1st mortgage note, I am thinking that to get started I would like to focus mainly on performing 1st mortgage notes (possibly contract for deeds, still researching this one), partials on performing 1sts, and performing seconds with a guarantee as is offered through PPR and other companies. 

I honestly don't think the garage will bring you that much value125$/month on an 8k investment is essentially an 18% return which sounds terrific however it doesn't sound like it's guaranteed.

Pretty much the entire Town of Hampton is in the flood plain and it is extremely flat, I can almost guarantee they are in the flood plain.

Maybe in the short-term, but I guarantee you that in the high appreciation markets at some point in the future we will look back on these prices as being cheap.  

Should I prepare to put down an extra 10% to secure a mortgage upon closing or will the 20% down payment pretty much guarantee me a mortgage? 

Be sure to get commercial financing which you would personally guarantee but its better than purchasing personally then changnig Title as I've explained before.Good luck.