Listen to podcasts, read blogs, participate in the forums. #4  There are many successful investors here who hold properties in class D and class C neighborhoods.

Since it is illegal to actively participate in real estate transactions without a RE license, in most (if not all states), many people do not want to be associated with any type of illegal trouble.For me, the answer to your issue is simple. 

I intentionally picked on from those who participate here on BP as I figured if they take the time to participate here, they will give *me* the time I need when I contact then too. 

Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe.

You just have to find a bank or lender that participates. 

If you had to choose one over the other, would you rather have an experienced Mentor or participate in a Mastermind, a group of like minded individuals pushing you to succeed while holding you accountable. 

I would take some time to participate in the Webinars and your local REIA.

This means attending events such as REIA, participating on BiggerPockets, and talking to folks about real estate.

Home owner can participate signing offers but he has no say so.

Very few title co.s/attorney’s will participate in a “dry closing”, using the end buy funds for the initial purchase, even with disclosures.