Usually only achievable with fourplexes.

You can use legal-zoom or something like that, but I am pretty conservative and usually get legal advice.Best of luck.David

Do they usually lock the rate for that or is it just amortized for that length but the rate lock is shorter?

HML Points are usually more than 1%.You say you are using a HML and $15K of your own cash. $70K Purchase price plus $20K Rehab estimate = $90K.  

Since I’ll be immediately making money as soon as it is rented (usually less than 30 days).

Also the county will generally have a small recording fee that sellers usually pay

Your client will have to go through the probate process @Kelsey Schiefelbein.When your client is ready they'll have to file paper work and the court will appoint an administrator since there is no will.This is called the appointment phase and the next schedule court date will usually happen within the next 30 days..

When paying off a seller who financed it, I always ask for an early payoff discount (usually 10%) about 3 years in as well. 

The terms would be different for every company, and based on your experience.They usually can close very fast, and they will underwrite the subjected property to make sure your numbers are right.

Without professionals involved in the deal like a commercial realtor, you need to do a lot more than the usual due diligence.