I know most lenders have a minimum of at least 20k but they would probably be hard money and since I am not flipping this property I don't want to be tied to a high interest loan knowing I am not recovering a substantial sum any time soon.

I think this is probably what people mean, is that as you keep going along, all of those relationships get stronger and scaling will become easier. 

I would absolutely hate for this home to get tied up in probate and with all the red tape. 

If you are simply reinvesting into real estate a 1031 provides stronger tax benefits. 

Not to mention, the longer your cash is tied up in the flip, the longer you must wait before you can free up money for another deal.

These are the ones that can really tie up your transaction.  

There are many reasons for this.Yep, I'm 100% with Allan on this one - if you're just starting out, focus ALL of your time, energy & efforts on activities that directly tie on to bringing in cash-flow.

With 90k at your disposal, instead of tying up 90k to control and participate in appreciation on 450k valued real estate...  

This will require tie downs.7) Must not have any structures or buildings(including decks) attached to it (aside from an aluminum carport perhaps).

A good way to invest it will tie your money up for a while.