All HML's are not created equal.Some of the nationwide lenders do a good job, but may hedge on the overall value to keep themselves in a safe position.Local private lenders, may be a great source just starting out if the properties are local because they are familiar with the local market and they can act quickly based on the deal. 

It might be a bit lower after your reno, but over time it all equals out.I bet you can find a better rate.

@Moses Lin your best bet is to speak with the lender(s) specifically, but in most circumstances, you will need landlord experience in order to count the income towards your purchasing power.

If you decide to look in the south phoenix area anywhere from 24 st to central ave on baseline or southern are pretty good bets as far as upcoming areas.

You bet!

You will need to only work with licensed and insured service providers in order to be on the safe side.

With your massive work ethic, I bet you can find creative ways to be of value to those more experienced investors, and that can turn into money or social capital. 

When are you considered "safely behind" a legal entity should a lawsuit occur?

Hiring an attorney can be both the safe choice and the profitable one - whether it's closing costs or taxes, we almost always end up saving our clients more money than it cost them to hire us in the first place.

That’s probably your best bet, avoiding a direct conversation with a lawyer about the issue and just motivating the client.