We never or seldom use signs on properties. and get the best quality apps from MLS, Zillow and CL in that order. 

I’m sure she would need to sign something for the loan. 

Apparently, this is deeply embedded in terms and conditions (fineprint) when you sign up, do you really read through even single line item?

Weird thing is they want $2000 down when is sign and submit the term sheet.  

If you can't get a bank to lend you money on a property, that might be a sign. 

When a self-directed IRA borrows money, the IRA account owner can't sign a personal guarantee.

I’m still in the learning process of what avenue of investing I want to venture down, and about a year ago I signed up for a course to become a realtor but then backed out as it wasn’t the right time to devote that kind of studying.

However, California requires foreign registration and the $800 annual franchise tax if the LLC is deemed to be "doing business" there, such as managing operations or signing contracts from California. 

Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

Land has been for sale 100 years with no for sale sign and you drive by it every day.