Would you do 20% down and finance with traditional loans or buy outright one property at a time and BRRRR? 

Traditional IRA 5.

Although, we wish no repairs and large capex items are needed, it is inevitable.

That’s the advantage and leverage as opposed to traditional seller.

I plan to discuss both with my traditional lender but wondering if anyone can advise who've worked with hard money lenders and/or which route above has proven successful for you. 

One you will definitely want to join is the Coastal Florida Real Estate Investors Association meeting on the 4th Thursday of each Monday at Keiser University in Tradition.

The utility statement for the month of June that comes out on July 1st, has meter readings from 04/15- 05/15.But it also has other items which are current to June like common area electric, internet fee, utility billing fee etc. 

I'd question if they are actually in the hospital or if this is an excuse to get out of moving.Tell them they said they'd leave and tell them to get friends and family to move their items into storage.

The lender will pay as certain items are completed.

@Sam McCormack You can also look at REIAGC (Northern Kentucky Real Estate Investors Chapter) which is probably a more traditional REIA experience.