Even if you are able to incorporate with the help of free online forms, those forms both have faults within them and are not going to educate you on proper compliance methods.

The Safe Harbor rules you eluded to only apply if the foreclosing bank buys it, and did their suit properly.

I have a belief that being with a big brand name company gives you more respect in the marketplace, and thus adds more weight and credibility to your offers.

If an investor performs proper due diligence and buys right, the investor knows the total return though exit of the property at the time of acquisition.  

Contractors that can get the job done properly and on time.

Tax deeds convey title to the purchaser free of all prior encumbrances (mortgage liens, judgment creditors, etc.) of any kind EXCEPT liens specified by Revenue and Taxation Code Section 3712, Lis Pendens actions and any Federal Internal Revenue Service (IRS) liens that are not discharged by the sale, even though the Tax Collector has provided proper notice to the Internal Revenue Service before that date.

It is the same as weight loss.  

But ultimately it is up to you how you decide to work with hard money lenders, they be an asset if worked properly...if not you will lose a ton of money. 

I'm not the only game in town, so I need to allow for proper Contractors' profits before buying to flip!"

i do shorter amms because i want them paid off, and keep the cash flow, its one thing if you want 100+ properties, but 15- 20 paid for ones gives me an easy 6 figure income forever, and ever, and my kids lives and their kids lives if managed properly. pay alittle more now for the flexibility, and get them paid off, so what if you have to re-up in 3-5 years, interest rates wont be 10% then, and if they are inflation will drive your rents to cover it anyway, inflation is great in real estate, it means your property will be worth more,  but the purchase price was pre inflation.