Put a pin on the map and research that market and surrounding sub markets to see what kind of properties can buy in your price range, then determine what kind of house hack you would need to do (multi family, room share, ADU etc)

I'm curious what the actual mechanism is for this, would I need to draw up a lease to lease the property from myself to my llc so that the llc can then allow the property management company to rent it out?

More passive" might also mean just going to actively managing a nicer property that draws better tenants and is newer.  

Bed bugs are frustrating, but it is really hard to pin down the infestation to a particular tenant in a lot of cases in a multifamily.

There was no permits or drawings created according to the seller she purchased it that way.

@Troy Sheets may be able to comment as he has extensive knowledge of this and is a developer as well as a GC  Architect (to draw stamped plans, no more EZ permits unless you owner occupy the property) and engineer (engineer will have to draw up the framing plan I believe to move the stairs) will both be needed.

A few thousand more apparently... contractor had architects drawings two months before work started and now we’re in week 9 and he drops the bomb on me.We needless to say I asked for an itemized breakdown of work needed to be preformed and a balance of what’s owed and based off of our pay schedule and documents he provided were off by a couple hundred bucks.He’s claiming I owe more money for work performed and never agreed upon.We do not have a contract, simply a scope of work and receipts of payment.

His idea is that I purchase the lot contingent on a building permit, while we get the permit approved, we market his pre-made home drawing/plans on Zillow, find a buyer and execute a contract for sale on the new home build before I even close on the land. 

My 6.5yo draws floor plans for his forts, including furniture placement.  

Lots of times with HELOCs there are no closing costs and keep in mind that you will only owe on the HELOC if you actually draw down money.