I wouldn't say impossible as any individual can loan you money at the end of the day as a private lender, but most lenders won't even go to 0% with experience.

I’d list them each empty and individually.

Owning properties through LLCs in their respective states avoids the need to register a foreign LLC, which adds costs and administrative requirements.If you plan to acquire properties across multiple states, you could create a parent LLC in Florida and have individual property-specific LLCs (child LLCs) in each state.

VA loans are typically meant for individual borrowers, not businesses or entities.

The trustee, borrower or bank can ensure you get your hand slapped hard for approaching the circumstance as a work-out or foreclosure fix it guy without a license or being an attorney.Let's say that we can approach the owner and be in compliance, which you can.You will not purchase a note as an individual investor from a bank that has started foreclosure by making an offer like that.You get a request from the borrower for the bank to sell the note in lieu of payoff as demanded.

Buildings are old and mostly C class and newer and in B class are substantially higher in price and not much cash flow but appreciate more. 

If all I had ready to deploy was $60k I'd put it somewhere until I grew it to a more substantial number. $60k doesn't buy a whole lot these days that's not going to come with a pretty substantial amount of risk. 

I do suggest putting the asset in the app ASAP to lower the audit risk.You can meet Substantially all participation tests (test no 2).

The location you're referencing will likely require substantial rehab capital.There may be some out of state investor who hears NC and throws their money at a portfolio, but this feels like it'd need to be cash transaction.

Any individual would be out their real estate.