I guess I was just wondering what kinds of questions you folks are willing to answer if any from third party people such as out of state investors, appraisers, etc.

Go to a lawyer and find out what a landlord's liability is to third parties should a known, repeat, sex offender tenant commit another offense on the landlord's property.

Violence happened when all parties found out. 

I’m late to the party, but hope to start soon so I can make a better life for my own kids.

The "getting in touch" with tired owners part is becoming hard to do.

I'm not sure how that would work when you are dealing with multiple parties (because the trust idea works on the premise of an estate planing and don't know how you can make the case for that with unrelated parties), and that's why you need specialized advice from an asset protection lawyer familiar with the intricacies of your situation - contact @Scott Smith and he will be able to give you proper consult.Insurance and asset protection is not one and the same, nor a question of one vs the other.

Real estate is a rollercoaster of a ride and if you're in it long enough, you will see it all.If you diversify your revenue stream with 5 properties making up your ROI as opposed to just in one, now all of a sudden "that one" vacant property has a far less significance on your bottomline.I always tell me investors that the party starts after property #7 as that is when you start replacing the national income average through cashflow generated by your portfolio.Why cash only? 

We set up the background and credit checks for them to go in an provide there SSN directly with that 3rd party then the report comes to me.

I decided on 10/2, but by the time you open your new account with the IRA custodian, create the LLC, get the EIN, open the new bank account, wait for signature validation ("medallion signature guarantee") with a 3rd party so you can actually even initiate the rollover from your 401k, etc. etc....Believe me, I started 10/2 and was trying to move at light speed and it's still in progress and taking 2+ weeks...Correction started on 10/3, right? 

Distress on the sellers part is critical.