I am checking all the websites, and I have two friends who are realtors but I am not having much luck.

Great website btw. 

He might be really busy right now but he is likely a good reference for you.

My assumptions are below and are based on scanning website listings and calling other landlords.

@Julie Rhodes You can use the state approved docs on the DORA website for free - they are fillable so you can just enter the appropriate information for your deal.

The mini-split system will be your priciest option and has a decent amount of maintenance to keep it running at peak efficiency, but has lowest cost of operation. https://www.energysmartnola.info/home-ownersYou can find contractors that participate in the program on the website.

For everyone's reference I currently own in Boston, MA and have an personal interest in that area as well as Portland, ME where I have family and friends living.Now that I look through numbers I realize how much the person I bought from made off me because of my fear in committing to a gut and rehab project like this was.  

Some ducts in older homes  are not acessible anymore- Refer to Phil Hartten experience.

It doesn't have to be perfect if you have some good references on the property manager you're using, and that property manager can tell you what certain repairs would cost you prior to you doing business with them. 

Once you own it in an entity, conventional residential financing (which I assume you refer to because you said 30 year) won't work.