Do I need a certificate of authority to purchase Real Estate with this out of state LLC? 

You are hereby authorized to break your lease early any time during the next 60 days.

I watched an interview last night with the author of Vivid Vision (https://youtu.be/iTxQQg7c-GY).

See if you can call the housing authority and push the application along. also find your local rental owners association and join it asap   then take every class they have so you learn the rules of the game you are playing. 

You are only entitled to the exemption when you are living there, and "Hey I forgot" and "Man - I didn't know" aren't going to do you any good with a taxing authority.  

Hi Michael,Before embarking on this part, you might want to have your down payment ready to go in cash.And be pre-quailified by a lender for $X--and have the lender ready to go.That will steer you into the number of units you can buy, and also allow you to speak to these people with concrete authority that you are going to be an owner (employ them) vs just some guy ringing their phone off the hook.Having the loan ready to roll will also tell you if you MUST use a management company or if they will let you self manage.Line up a Down payment, a Lender, a Manager, a RE Tax Pro, an eviction attorney, (If you are going to LLC talk to an asset protection attorney about this then talk to the Tax person).Good Luck!

Buy BPs books,  go to youtube.com and search on subject to, creative financning, watch a dozen authors channels and focus on a few you like. 

I'm told by other LLs in my market that the local housing authority takes months to onboard a new property into the program and get a tenant approved. 

I don't know of many Landlords that authorize a PM to spend $10,000 without written permission.

There is a huge need for affordable housing and in certain areas, the housing authorities are really trying to incentivize landlords.