If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance. 

If you look OOS establish a team and learn the area before diving into a deal. 

I had a few appraisals come back from Akron/Clv markets and had the appraiser comment that it is a "down market".If you are targeting the 50k purchases with the 20k rehab and then hopping to refi out afterward you are taking a gamble because if you do not get the 100k value after the rehab you can get stuck in the project or be forced to take a mortgage with a terrible rate.Keep your purchases 80k and up and try to make sure your project costs are over 100k on everything so you can be pretty confident that you'll get the 100k value afterward.

Establishing rapport during property tours can lead to valuable insights and hidden opportunities.

Others will reject the idea because you can't produce an income for their office and will likely be a taker, not a maker.My suggestion is to get a job with an established property management company.

We seed Roths for our motivated nieces and nephews and plan to establish college and 1st home purchase funds for our future grandkids and grand nieces and nephews.   

I am looking to establish an understanding of the following so that I can make decisions on how to structure the LLC": - Can I put a property under contract in my non IRA LLC then assign it to my IRA LLC? 

I help investors analyze, acquire and rehab (established, reliable contractors).

However, it’s a gamble.

I was a newcomer to the real estate industry and was still establishing my footing.