I would do some online research into Realtors in your area to see if you can make a connection.As @Michael Dumler pointed out, wholesalers are going to be a more reliable source for consistent off-market properties with margin.

Take your $5k of saving, and borrow another 5K by placing a home equity line of credit on your house.  

We don’t consider the higher fees on a deal or two as the “win.”

also if you plan on purchasing these mobile homes to place on the lots.

(would like the property to go to family)The building is worth nothing as it is a manufactured home that sits on a foundation.

This is my personal opinion, which probably won't be popular.If you are worried about the cost of hiring an attorney to create a proper operating agreement for your LLC, you probably don't need an LLC, and if you choose to use an online site to create an LLC, you probably get the protection you paid for.

Hi @Taqiyyah Ellis congrats on getting your deal to the closing table. 

Haven’t heard of this company but most of these companies prey on people who dont spend a few minutes to search online.

I have some investor friends and I'll try to see if I can pay one of them to be my PM.I made a few seller finance offers on some on-market properties earlier this year as well. 

Any advice on what to do?