So are you spending $100s of dollars per property prior to the tax deed auction for title research? 

A realtor who understands the numbers can help analyze the property’s projected cash flow and ROI, plus they might know local leads from probate attorneys or even “drive for dollars” efforts that can reveal off market gems.

Which made my tracking for taxes and such all look super dumb because everything is off by a dollar.

If you live in CA, and your LLC is in OR, you still need to register it in CA and pay the 800 dollar per year LLC tax.

I recommend before spending thousands of dollars on this you speak to your CPA and your attorney as they will understand your overall financial position and the risk.The question I love to ask is "what are you afraid of being sued for that insurance would not cover you on?"

In Phoenix, where I’m based, or in markets like San Antonio, the best realtors do more than just list properties.. they go “driving for dollars” to find oppurtunity, leverage their local networks (probate attorneys, CPAs, divorce attorneys) and carefully analyze each property’s cash flow.

., the ratio of rehab dollars to purchase price.)Like a HELOC, you only pay interest each month on the loan.

Are they really willing to sell and walk away with zero dollars up front?

Their dollar compensation is their free/reduced rent.If you have a lot of maintenance with landscaping or POHs then you hire them as an hourly employee.   

I think you can through BP or through the aforementioned REI meet ups more than likely.i am inclined to agree with a previous poster in that i'm not sure driving for dollars will necessarily yield you what you are looking for.Network with as many other MF investors as possible in your area and find an agent that knows the market and can at the very least set you up on an MLS search for your criteria.Coupled with BP's deal analysis calculator you can then begin underwriting properties you receive from the MLS with your agent or on your own to better understand your market and tailor your expectations moving forward.I'm an investor focused agent that focuses on MF and while we are not in the same market if you have any questions about moving forward with MF LTRs i'd love to see how i could help.