I'm talking to the seller's broker, but I would like to find my own people to assist with the due diligence period, such as an SBA loan broker, an accountant with experience doing QoE for this kind of transaction, and a lawyer.

As a new real estate agent in Northern Virginia, I'm trying to make these connections, but my immediate thoughts and attemps just involve messaging these business and informing them I'm an agent and that if the respective family is in need of a realtor I'd be happy to work w/ them, but every time I do that, the response I get is "we already have a realtor" or "house was already sold or listed"........and a lot of times I am refresh to the post, so obviously I want to be "there" sooner so I can get the seller listing lead.

I recommend you contact a residential banker and a commercial real estate agent and start looking at deals right now, even before you are ready to buy.

Quote from @Stephen Morales: I'm an agent, an investor and a wholesaler.

If it's formed right, typically all that's required is a certificate of trust and a few more documents to show the chain of ownership and grantee/grantor.Will this be a rental?

There are a lot of factors that go into this and a lot of levers to pull.If none of this works and the goal of the new purchase is to househack that property into an investment property, you may be able to use a DSCR loan to buy the new property as an outright investment property.

We recently did a sealcoat project at one of our properties and a resident walked across the wet sealcoat.  

Then buy your own, or turn that money into a 4-5 bedroom house and live there a year, and do it again.  5 years down the road you have 10-20% ownership perhaps in 2-3-4-5 RV parks and a couple houses. 

Quote from @Lee Mobley: In Georgia, there has been a default judgement entered against both Outstanding Real Estate Solutions, Inc. and Chimene Van Gundy for $200,104.53 plus costs as well and a default judgement entered against Michael Trofimoff and Viridis Holdings, LLC total sum $197,334.45 plus costs for similar issues mentioned in other comments here. 

Padsplit is a topic of discussion also (STR room rentals), but I think LTR's are a little more consistent with income and a bit less work.