Should I get into contracting with a flipper or custoM home builder for 50k a year 1099 and start my own llc and be a “real estate professional” and learn the ins and outs while making less money at first,  or take a sales job 9-5 that makes 150k a year w2 and build up capital first. 

Just get legal help next time. 

When investing in any type of real estate in the U.S. as a Canadian, the entities that you set up are so important from the perspective of avoiding double taxation and legal liability.

You technically need to be registered in the state where you will be utilizing the legal system.

I've had several bids, all much higher than the original, unrealistically low contract price, with of course a lot of variety in the price, experience, and track record of various builders.

Part of the reason for this is that this past year was a tough year for my Dad, as he lost his father, and there was an unfortunate legal battle (which has since calmed down), with an unfortunately uncommunicative sibling in charge of the estate. 

If you really don't value your agent's ability and think you can do it better, it's likely best that you 1) interview more to find one that you do trust, 2) go through the listing agent, directly, if you're that comfortable with handling your side on your own, or 3) maybe get your license so you can control your side of negotiations with the proper tools needed (MLS access with agent info, showings, contracts, tax records, uploaded listing docs like surveys, disclosures, broker assistance for questions, etc.).

If its in probate once a purchase contract is signed to buy the house.

*NOT LEGAL ADVICE* 10 diff LLCs is probably not necessary.

Anyone know where i can obtain subject to contract form/s for Arizona.