After that, I know the routine for getting local banks to give me commercial loans on sfh.

They also will move the location of buttons that you interact with, which disrupts workflow routines that you have and makes the day-to-day harder. 

It seems conventional Freddie/Fannie loans are capped based on income severely limiting my financing and in Los Angeles I'm finding I would need to put over 50% down (which I can, just uncomfortable being so un-diversified).

A little leverage on a few properties would not make me uncomfortable.

He routinely takes complex real estate subjects and makes them understandable for all levels of investors.Eric is also a licensed professional engineer and routinely delivers reports for sub-divisions & commercial developments, as well as multi family properties, giving him a complete understanding of the real estate ?

It is something I am uncomfortable with but perhaps the right move.

If you work in the trades or DOING things and don't have a network or language toolkit where it makes talking about money second nature (I've been there) then just get used to being more uncomfortable and force yourself to talk specifically and candidly about money. 

She sent me Affidavits of Death to pick out good addresses but feels rather uncomfortable.

Paying owners their monthly owner draws is PM 101 and is a routine that should be done routinely well.  

It is the "routine purchase expenses" that count here, and "routine purchase expenses" vary from region to region.