I mean you could make offers and if you are in the market and they aren't you can always file complaints, (only legit ones) with the city, to keep it on their radar and make it a squeeky wheel for the current owner, but yeah i'm not really a fan of bailing out people in any industry who make mistakes, so by all means by the properties but not your or anyone else's problem that they made the errors they did.  

@Sam SandTo answer your question direct: Legally only 14 states requires licensing to make a business loan, so odds are you can get started where you live.

My relator said we shouldn't go forward because if the city find out we turned it into a duplex the county can take some type of action on us "not sure what that means" "Also i feel like my relator has a legal obligation to tell me not to go through with this because if he said do it anyway i could possible seek legal action on him (ps I wouldn't)"..

Landlords can legally manage their own property in every state.

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

If you win, that'd be all the more incentive for him to pay you your money.If you end up getting to that point, below is where you'd want to go to file a complaint with the Ohio Division of Real Estate.https://www.com.ohio.gov/docum...

You can track individual funds using your spreadsheet or software.An LLC is useful for two things: anonymity and legal protection.

I have some clients who use Twin Cities Leasing and have heard no complaints. 

I would think the lease contract is a legal document. 3- Insurance coverage is reimbursed through NNN.

I recommend you buy "Every Landlord's Legal Guide" by NOLO.