Although these platforms tend to accept bigger deals from sponsors with a lot of experience.

Sure you could put $1 up in earnest money if you don't want to be much out of pocket here, but do you think a seller is going to accept your offer when you put up $1 earnest?

I exclusively work with out of state investors like yourself to help them find some great properties to start/build onto their portfolios in the Memphis market. 

Even still, it could be said that I've still lost money due to my time on the tools instead of prospecting as a real estate agent (the cost of lost opportunity).If you can truly do 80%-90% of the work yourself (at acceptable quality levels) and you aren't sacrificing your time where you can get better returns for your efforts, then yes, it can work even up here in Canada.

That Act did create Section 761(f) for QJVs, but... it does NOT have an exclusion for state entities like LLCs.

I think understanding that will get me more accepted offers. 

The parties will jointly appoint an acceptable mediator and will share equally in the cost of such mediation.

We signed everything electronically but our county won't accept it.

Good luck with getting this tenant to accept higher rent, because you've trained your tenant to think they have a "mortgage payment" that never goes up!

It's acceptable as an area though the flips I saw weren't great quality.