I know of a couple of things here that may be up your alley...

This house is pretty much brand new inside. 

I told him that would not be a problem and that I had the money but it would take a little time for me to get it.I also asked Engelo for a couple references which he gladly provided me.

We recently heard of a couple parks coming up for sale as well and would love to know more.

I've had a couple clients use Dano Law in Moses Lake.

@Robert Lindsley Couple things that come to mind based off first look: I would include CapEx @ 10-15% as well.

I have done some research over the last couple of years but finally feel I have the time to seriously start working on it.

But it sounds like they don't care until you're doing it for an extended period of time or for more than a couple of rooms.Looks like they want you to go legit and get a license like @John Anderson said.

I used TN Title a couple weeks ago and we are still waiting for them to finish their work.

And it would also depends on types of properties being purchased where 20%  could be a couple of thousand and not ten thousand or more.Remember that the folks that are able to do those deals have also been at it for awhile and have built up their credibility among the investor community.