I don't think any water is coming into the crawlspace other than the plumbing leaks in pipes running under the house.   

With nearly 400 units under management, I've only had to show up in court twice in ten years.

After you've spoken with the homeowner and they've agreed to sell to you, have the homeowner under contract to sell their home to you.

Wholesalers dont get referrals generally they are only as good as the last seller they talked into selling under market. 

Make it off the underlying asset/investment itself.

In return he will place the down payment, closing costs and IO payments during the HML.If the property is initially purchased by one LLC (Ours) and there is an active loan on the property, is it possible to register half of the property under the name of the investor's LLC as part of our model?

About getting out of the Rat Race.My family and I played it a few times, and what can be said in its favor is that there are a lot of opportunities to buy rental properties under different cash flow conditions.

The bids I won, are down payments on property that has "small" balances under $20K but I do not see how this is legit. 

I have done agent outreach, just last month got a 25 unit under contract for 6% down.4.

At the time, we were not thinking as investors and primarily focused on buying a modern, pretty property under $1M.