I don't necessarly want to take on a huge rehab project as I am inexperienced and live out of state. 

Being circumspect as I am, I ask myself this: I want to know when this country finally gets out this real estate rut in the next couple of years (assumingly), what will happen to the millions of homes owned by most of these starry-eyed investors who want out and aren't in this for the long haul.I am in fear we will invariably have a whole new set of huge problems (not foreclosures): either the wide-eyed (many) inexperienced investors (now “landlords”) wanting to get out of being a landlord; investors wanting to simply cash-out sooner ("this is not for me") than later or for whatever reason they have to dump/sell their investment homes.

Going through a lawyer is helpful if you are inexperienced in reading these reports (I have had many title searches done and I still go through an attorney because I have questions every time).  

You are the lending expert but I assume you would agree that most lenders are going to require a personal guarantee to finance the property of an inexperienced investor. 

I am using the Zinus Green Tea 12" on all the beds as well as at home.

My first thought was tea bagging AND not in a political way.

Of course the content is great, and it will remain great, but it will be even better if more people participate (and I mean all kinds of people, new investors, old investors, young investors, inexperienced, experienced, etc).You can avoid the introductions if you so desire.

I have done owner finance deals and also have seen others do owner finance for a buyer.Typical problems is an inexperienced investor has no money so instead of making repairs on a fully performing property they suck out the cash.

Ah, you're looking for the investor who is experienced but also doesn't ask questions...Sorry, but those investors don't exist.The experienced ones ask a LOT of questions...it's the inexperienced ones who don't ask enough questions.

That would give a inexperienced, do-it-yourselfer the ability to do the carpentry work, including structural changes.