So, while I haven’t paid a dime for those, I have met some people who have - who still have nothing to show for the investment, not one I know personally.

We have a contractor we have used for her business and our personal home that is amazing and extremely reasonably priced that will do rehabs.

Our down payments came mostly from our personal savings and earnings.

This is a great way for inexperienced borrowers to gain knowledge and skills while also getting access to financing.

I use it for my personal portfolio as well.

Then shortly thereafter the same person called both my partner and myself and said that my Multifamily Mindset coach had called her and was trying to “squeeze into a deal we were working and was asking how much value are we actually bringing and was trying to convince her to remove people from the deal”.

You do realize the person you're being condescending to about lawyers, is a real estate lawyer. 

I use it for my personal portfolio as well.

It's personal liability I am seeking protection from. 

I haven't personally looked, but depending on how far you consider "something nearby" you could start to look towards Bakersfield/Fresno or moving east.