Starting an LLC can be a smart move. 

If a conservative profit of 20k is not in the numbers, I move on to the next one.

Might not be right either since the property wont be income generating since the tenant had to move out to get the repair fixed.Worth it to “fix up” to make more sellable for higher ROI?

I just know from what she tells me its a lot of moving parts in regards to funds, property selection, immigration process, and the development of  the project.

The rental is priced over $2000/month, which move much slower in general hereFYI - you should definitely speak with folks in the market you choose who have knowledge and experience firsthand for that rental market. 

I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.

Then you should turnover the other unit and move into it so you can rehab that side.

If you go MTM and she moves out in December too bad.

Throughout my research over the past 6 months I've learned about creative financing which intrigues me and is something I would need to learn about moving forward to scale my portfolio. 

promissory notes are pretty generic.. but you usually have a PN and the PG is a separate document.