Read up on creative financing deals, owner financing, etc.  

I plan on purchasing my next property this year by doing a cash out refinance to conventional loan on my current property and using the cash to purchase my next property with an fha loan.I've read that it is wise to incorporate each property as an Llc for asset protection as well as open bank accounts for each property as well.My questions are:At what point is it best to incorporate a property?

That's not really how hard money works....You can find creative methods sometimes.

Your creativity and regularly mailing them but most people that are successful say you have to send them out regularly 5 to 7 times to get any calls. 

They exist, your job is to refuse to pay too much and use creativity to find good areas where fair priced offers get accepted.  

., but some tenants can be "creative".So, what will I add to my next lease update?  

Maybe you can re do it if it is in poor condition and get creative with it.

What creative ways could you recommend that we consider for offering the sellers a lease to buy option where I can invest my own capital in a remodel, getting it to a place of being conventionally finance-able?

Now the owner will not go for all of this as they rarely do, so you get creative.  

Some people are calling me proposing creative workarounds, but in general this new rule pushes Airbnb investors out of the market.