Good luck - get involved here in the BP forums - you'll learn everything you really need to learn about real estate on here!! 

You may have your choice made for you. let me give you an example: In Chicago, there's no trenchless digging that involves a street.

My business model doesn't involve smaller reno, but I'll do a $1M+ project.

If you can't, maybe your shouldn't be investing.When investing with a LLC, the generally accepted method when it comes down to it is to treat like a legal entity and not involve your personal name.

This usually involves driving around the area I am interested in, at different times of the year and times of day, to get a sense of what kind of neighborhoods they are, flooding, seasonal access/closings, etc. 

How do I do it so the seller doesn’t need to get involved or be harmed financially?

Also, if i deduct the costs now as an investment and decide to convert it to my residence, are there any issues involved?

It's worth reading to get an idea of what's involved and how to protect yourself.

Most of my investments have been buy and holds that I self manage but have been involved with multiple flips as well.

I don't see any holes in your strategy but go into it knowing there is a lot of work involved in low price point rentals.