Hello @Shunnel Williams,Sorry to hear of the challenges on your first deal.

I am in the Phoenix area and have connected with a few agents who are representing sellers of distressed properties and I have 2 that I got an accepted offer on in Phoenix.

That’s why I specifically used the term "around 9%"—to allow flexibility in negotiations based on the lender’s comfort level.

Not all of them are on Bigger Pockets.

I guess I am looking for some advice or guidance on where to start!!

Don't get too focused on letting the MLS be your deciding factor on a good investment.That would be where I would start and then from there move to connect with a team on the ground.

I told them that I work with real estate investors that would be able to help them and put some money in their pocket to help them with their crushing debt and bills so they wont go into foreclosure on both houses How did you finance this deal?

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ? 

CA's definition of "doing business" for foreign entities includes maintaining a physical office, employing staff, or meeting the economic nexus, also, broadly asserted that any LLC with members, managers or agents conducting activities in CA on behalf of the LLC, would trigger registration requirements.

Other times my clients and I discuss a lower fee based on my involvement.