If you’re buying an REO with cash (especially in a multiple offer situation), you may have an edge working with the listing agent only.

I’ve bought properties with residential products and then refied as commercial and vice versa multiple times.

Out of state Investing is always a much more involved venture, but it's certainly not out of possibility as long as you are fully educated in that market, have analyzed several properties, have visited or if unable to personally visit have a real estate professional that can tour and offer you an unbiased opinion, have your financial resources in check and have a good team of people in place there, especially when you can't be.

Whole house could rent up to $4000 & would only involve one rental agreement as one unit.

The DSM Metro does a nice job of keeping clean and hosting multiple "touristy" events annually... for which the locals EAT UP.   

Why wouldn't you register a fictitious business name (or multiple names) in the city the property is in? 

I’m concerned with my new mortgage company getting involved.

Hopefully, you'll become so successful that you'll have to partner with multiple contractors to expand you're reach.

I use them in multiple states.If you need more information on wholesaling I have contracts, assignment agreements and videos at equityrealestateblog.com I e also written tons of blogs here on BP

Depending on your state's requirements, I usually will buy decapitated ugly homes directly from the public with no agent involved and in those situations I have a disclosure that states specifically that the seller is selling the home significantly below market value (I also wrote the the ARV in there so theres no evidence that the seller or buyer didn't know what they were buying/selling).