Questions for starting real estate investing.

[Mark Willis]

I'm wanting to start investing in real estate at the first of the year, and I have a few questions.

I live 15 mins from the DFW area in Texas.

I'm mainly wanting to focus on 1-4 unit rentals, but I am considering other things to speed up the process and to also have  diversity. My main focus would be on; long Term Rentals, Arbitrage, and novation flipping.

I don't have much capital to invest initially. I work at Walmart and barely make 25k/yr, so I'm looking more into creative finance at the moment. 

I know I want to start an LLC first. I was wanting to know if I need any licenses, permits, or insurance to buy/rent property, or for arbitrage, or novation, when I'm working under my company name?

I want to research more in to Sub To, seller finance, and novation agreements. I was wondering what contracts I would need, and if I could purchase generic contracts to download? Or if I have to make my own what are some things to consider? Also do I need an attorney or lawyer to look them over? And do I need a notary public to sign the contracts? 

I have researched only online, I'm trying to avoid taking classes right now, I'm just wanting to get started as soon and as cheep as possible. I'm looking at every source of research I can get my hands on. I have so many more questions but I'll limit myself to these for now, any advice or constructive criticism would absolutely be appreciated.

Thanks.