I would start here: Get a Real Estate License in Illinois - Illinois REALTORS - You need to take a 75 hour course and then pass the state and national exam...shouldn't be a problem for you!

In most states, foreclosures can be very risky:1) They are often occupied and you can't approach the occupants to see the interior.

Anyone have a purchase agreement contract for the state of Mew Jeresy that they are willing to share? 

there are definitely states that require MLO licensure to do any loan on a 1 to 4 unit.. about 15 states require it .. the others dont as you suggest.

Check out online foreclosure auctions in your state too, it is a great place to check out any deals.

Because you state your goal is to prevent liability I don’t think the LLC will do you any good.

I have a lot of construction experience and a electrician helper's license in the state of Maine.

I started investing locally and have kept expanding after moving out of state, so I’ve got experience navigating the challenges that come with investing from a distance too.Detroit has its challenges but also some of the best potential for cash flow combined with affordable entry points.

I've been going to local RE meet ups and talked to other investors who have used many different strategies: out of state, syndications, NNN (triple net), commercial, AirBnbs, mid term rentals, co-ownership, house hacking, etc.

Here’s what I do with my rentals:I either have tenants split the utility bills or include a clause in the lease that states if the gas or water bill exceeds a specific amount ($X), the tenant will be responsible for the overage, provided there are no leaks or other infrastructure issues contributing to the high usage.To determine this $X amount:Water: I take the highest water bill I’ve had over the past year (excluding periods where leaks occurred) and add about $15 to account for small fluctuations or potential increases.Gas: For gas, I calculate the median bill during the winter (when usage is highest) and the median bill in the summer (when usage is typically lowest).