I hear what your saying  in Oregon and Washington though you will find VERY few doing PM work without a license out in the mid west deep south Rust belt areas you see it ALL the time.

@Diane Bonheur  There are a couple things you might want to also keep in mind before you are too deep in a deal.

With that occupancy, we should have been deep in the double digit returns. 

No communication or deep vetting of the property has been performed yet, since without money, the deal is a lost cause anyway.

I'm adding now Wrap to my vocabulary of course. my next question is where can I go or with whom I can talk to explain more in deep these options, the pros, and cons, and hire someone to help me and teach me all the paperwork that I will need to do properly and make a real offer, and to try to buy without traditional bank loans a property that I want for investment.Thank you so much for your help and time

On going training on negotiation and market understanding .. in some companies they make you get your RE license so , is a plus you could maybe triple deep, acquisition fee, disposition fee and then list it for your investor... 

Accredited or non-accredited, make sure you build a relationship with the sponsor and do a deep dive due diligence into who they are.

I suggest sticking with turnkey LTRs for your first deal, and after that, start branching out into BRRRR/fix and hold, as getting in too deep on a rehab can put a lot of first-time investors underwater. 

@Nicholas Aiola, A breath and.......he's back under for the count! 

You have to buy at deep enough discount to add value.