So it is probably less complicated than you are imagining.Changing the membership interests internally under the direction of your accountant to reflect reality is probably not a problem.  

Well im about 3 weeks from finishing and I think I've done like 10% of the work cause of how complicated things became haha.

Why don't you apply jointly, and if you are buying judiciously (i.e. have good cash flow), your new rentals will actually help your DTI even though you will have more loans to your name.

Not the judicial sale

I played around with the software from 365villas and ultimately realized it was just complicating things instead of making them easier at least for now.I want software primarily to help with calendar syncing, rate syncing, rate optimization, inbox syncing, providing a good website template that can be white labeled, bookkeeping, and generating  property reports.

Any tips or suggested resources for handling the tax, legal, logistical complications of investing out of state?  

Here in NY the foreclosure process is judicial and takes SO LONG that people feel they are often better off residing in their homes as long as possible and letting the marshalls throw them out on the last possible day. 

Not all of the permits are painfully complicated.

If they do, then you might benefit from having the seller continue with the foreclosure because s/he can initiate a non-judicial FC in VA.

We use brokers.I know you wanted me to just say a note and deed of trust, and I'm not trying to complicate this, but it's for the protection of your friend.