I just helped a client close on a property using a DSCR loan so I’m familiar with the criteria required now.

In my area you are required to pay for the properties immediately following the auction.

As long as you are not signing leases, showing the property, or putting rent and security deposits into your account, etc, then you aren't considered a property manager.

Here's a brief overview of the key steps, legal requirements, and factors that can impact the timeline.Steps involved in an evictionThere are usually several steps involved in the process of evicting a tenant, beginning with issuing a notice to the tenant to vacate the property, followed by filing a lawsuit, and culminating with the physical removal of the tenant and their belongings from the premises.Legal requirements and timelines for each stepEach step is governed by specific legal requirements and timelines.

Cities around here are slow to implement the new "modern city" changes you see in other places, like allowing ADUs and eliminating parking requirements. 

While finding seller financing deals may require some extra effort, there are indeed multiple ways to find such opportunities.

I also can’t use a FHA or any loan that requires me to stay in the unit for a year. 

Here are some considerations:Higher Initial Investment: Multi-family properties are generally more expensive than single-family homes, requiring a higher down payment and potentially higher financing costs.Management Complexity: Managing multiple tenants, leases, and potential tenant issues can be more complex and time-consuming.Local Market Demand: The demand for multi-family units can vary significantly by location, potentially affecting rental income and property value.If you are more interested in Class A or B properties and have a less cash flow-dependent plan, residential properties can be a simpler place to start.

I would also consider GA, but that market is pretty saturated right now, so it would be hard to really do it effectively in the time frame that a 1031 would require. 

The reason I bring this up is that changing from a single member LLC to a trust with both you and your Husband could potentially reset your 2 year holding period requirements if you wish to 1031 exchange again in the future.