You will typically receive lower rates than what you would see with a hard money lender. 

Typically, it will require 30-50% down (depending on the lender you use, property type, state and few other factors).

I typically make a trip back to look over the properties myself, but she could literally just send me the listings and I could pick one out.

You would need to be a broker not an agent.Also there's typically no revenue stream generated from BPO's.

But you can only use non-recourse financing, which typically requires larger down-payment, depending on the balance of your 401k and the purchase price, this may or may not work for you.

I'm purchasing a sfr in Jacksonville for 135k and budgeted 40k for repairs/ in-law apt - ARV $240I'm bringing 70k in and need 80k more to make it happenDo most investors typically  pay this much to rent money for 6 months? 

My impression is that the most "typical" range is from 40/60 to 60/40 and this would fall towards the higher end (and may well be justified as the sponsor has a solid history of successful projects).

Basements are typically treated this way, but not second stories. 

Typically do you buy fixer uppers, or houses that are done and ready to rent?

Tenants are typically responsible for all utilities (water/sewer/garbage/power/gas) for single family homes.