This will be a typical term for commercial financing.  

-meter that works well and I know when a tenant is being genuine and when they're lying to me (the inherited tenants are typically the ones who try to B.S. me).

What I typically do is go on rental websites and search for rentals in the areas I am interested to help gauge what they are going for.

Typically rent is not earned until the month it is due, so should be retained in a prepaid account, and/or accounted for as unearned revenue until the month it is earned.

I don't typically invest in neighborhoods with HOAs but am now considering it if the cashflow pencils out.

Hard money typically has points minimums and you would end up saying 5-10% in just points to get funds for the remodel.

@Jorge Ruiz If the loan is closed within six months of purchase, even paying a private lien like that, it would actually be priced as a cash out refinance (delayed financing), which typically carries a slightly higher rate.If after six months, he probably has a shot of refinancing as a rate/term which is slightly better pricing.

I know companies who pay for relocation typically out their new hires in housing for 30 days at a time.

I typically like to take title via Land trusts and have the beneficial interest go to the LLC ...is it better to have the beneficial interest go to individual instead of my LLC that holds the rentals?

Properties with less than 5 units are usually qualified for typical residential loans.