I understand that I should have a separate bank account from my personal checking/savings, but based on my research, this first deal won't necessarily provide cashflow with me living in one of the units (it will when I move out).

I regularly argue that Dave Ramsey provides excellent, sound, time-proven financial advice that everyone should apply to their personal finances.

We're great at finding deceased owners, and working with the Heirs to name a Personal Rep, and ultimately buying their property. 

i prefer the older places and duplexes as i never have both sides vacant and have a good network of handymen in place to get them rent ready.

Since I'll be living in one of the units, my personal preference is to find something on the newer side, which would likely mean higher rent/unit but I'm worried the higher price point would limit the tenant pool. 

If you turned down anyone else before or after this person because they don’t make 3x you could be found guilty. 

As long as it will pass an appraisal and not be "Subject to" major issues you can get a renovation or personal loan for work.Unless you are cash fluid and can add some cash back into the property and then pull back out on the ARV refinance.

For me personally, I've been in the niche since 2007.

Seems like finding out if the person hiring them has the right to sell a property should be step 1?

The attorney will likely use the same language as GAR forms but will cater to your preference and what you'd like included.