Meaning write the description, take the photos, figure out how much you plan to charge.

There were a few unexpected repairs during the first year, but I attribute them mainly to poor maintenance of the previous landlord and tenants.Lessons learned?

If the house was rented to them with a good lawn, then I would charge them for the grass replacement. 

So if you use LOC to purchase and then need extra money because something goes over budget or unexpected things happens most hard money lenders can't do much for you at point and your stuck.Often hard money loans are interest only or have interest rolled into payoff. 

However, remote investing would not give me all these benefits such as selecting my preferred tenants or going to the court when needed or finding the right contractor that does decent jobs with reasonable charges etc.  

Preferably a MFH with one side has 2, preferably 3/4 beds + 2 full baths with garage (we have an EV that needs to get charged everyday)Or a SFH with 3/4 beds 2 full baths w/ at least 1 car garage.Then we will live in this "livable rental" for couple years, then purchase our "forever home".

Should I continue to charge my going hourly rate for carpentry (which I have always done with her) and then take a smaller percentage of profits on the back end?

According to Auction.com, if the contract is not filled out after the one business day, they charge you $2,500 and just relist the property at a later auction.

Most rarely raise rent or charge at market price.

Keep saving until you have the cash for a down payment as well as a solid cushion to help deal with unexpected expenses (and there will be more than a few).