@Sam Bromano, I would recommend that you get as long as a term as you can get in regards to your debt, just in case you can't refi (minimizing your risk).

I am having a difficult time getting comps even with currently available listings. however, some with the bigger named stores/chains are in the 4-6 cap rate and they look like they have minimal deferred maintenance.

Sub2 can provide value by saving the costs and hassle of having to get a new loan, but must applied only in optimal situations and be done correctly to minimize risk. 

The biennial fee back home would be minimal.

With this partnership structure, he has an incentive to finish the job quickly and minimize rehab costs (minimizes his exposure), there is extra upside potential for him in the deal beyond just the contracted work, and you don’t have to front any money for the rehab, just the $100k to buy the deal and the note payments until you cash out refi.

Granted that's a huge win if you can, the goal is to minimize your living expenses while adding another investment property into your portfolio. 

Where there is a fee, it is minimal and only a hundred dollars or so.

It looks like its in an “Area of Minimal Flood Hazard” from the FIMA map but I’m not sure how to estimate flood insurance yet.  

He added that reviews are like 2 edged swords, they can ruin a business in less than 24 hours if not handled properly and can bring more referrals and sales to your business if handled properly.I personally feel that for me as a guy who is just starting a business and looking to build my presence online at a minimal cost, managing and generating reviews is the way to go.

There is plenty in your post to unpack, I'd suggest focusing on the first purchase being your primary househack, 4-plex is a good goal and there are deals on the local MLS that will need minimal rehab/repairs.Feel free to reach out to me with specific strategy on how to get started.I'd be glad to get you started!