I would first get a quote from your current home/car insurance and see what they would charge you on a bundle package.

There is a upgraded marketing package that you can pay for $35 (I think).

With all that in mind, I'm assuming that my first step is to create an LLC entity for protection and then have an attorney create a loan package with a note...right? 

In fact many of our properties are done that way - we get a signed contract and then turn the package over to the closing attorney and move on to the next one until closing day.Your local REIG can recommend some good closing attorneys / title companies and they will usually be happy to walk you through the process and even provide you with the forms you need to get the deal locked up and closed.

Some of the owners in that area own a dozen or more houses and occasionally sell them off in packages.

You have an opportunity to start with a clean slate and hopefully choose the type of marketing that provides the most effective and efficient use of your money and time.That being said, there are plenty of program marketers selling complete packages costing $8,000 a month and up, with a 12 month commitment.

There are set fees like any grantors tax, HOA disclosure package, then fees that vary, like settlement fee, deed prep, prorated real estate taxes, commissions, closing cost assistance requested in contract, etc.

My PM have the same thing that comes in 3 different packages, including if the tenant doesn't pay...etc. which is basically them just giving you the money, then they go after the tenant.

When you start reading about this and searching the internet one thing I find is true... there are many LLC formation services that claim to do a bunch of stuff, several of them sell expensive "education" packages which just get a foot in the door to sell more services, and other do-it-yourselfers (legal zoom)ut.  

If your coach is from across the country, and simply going to provide you a pre-packaged underwriting template, a segment on "how to pick a market", and lives in the world of 300+ unit deals, when you are looking at 30 unit deals, I would pass and use the typical 10s of thousands of dollars towards your downpayment.