You first want to know that those framed out "units" have the proper permits, zoning, etc.

Like all channels of marketing- it starts with the proper list and content.

How do I put the mortgage in my name but assure that the house still goes through the proper channels if I were to die? 

I would front the funds for a scheduled portion of the work, they send someone to inspect and verify that it's done properly, then they reimburse me for that portion so that work can continue.

To have good credit you must have and manage debt properly.

Well I’m a complete newbie and own one properly already (the one I live in).

And, if you properly calculate all expenses, including depreciation, your properties may generate a tax loss, which can even help offset your W2 income - I believe this deduction is up to $100K in income, and then phased out between $100 and $150K. 

I self manage (for now)  owner had the property for 20 years, didnt manage it well, no one is screened properly. my wife and I must occupy the property so one must go. this is a class C community. inspection shows the systems and roof of the home to be in good shape. what would you do?

.- Are you familiar with what international investors need to do in order to be properly set up to invest in the US?

But it would be a whole lot better for both of you if you educated yourself on how to properly manage rentals or you may burn yourself out and walk away before giving it a fair shake.Read "Every Landlord's Legal Guide" by NOLO or "The Book On Managing Rentals" by Brandon Turner (or both).