I decided to start a new post for the other ones.Despite the high insurance rates, I do think NOLA is a decent place for buy 'n hold ROI. 

@Barb NiehausDearest applicant : after a careful revIew I regret to say I have decided against renting my apartment to you because you did not meet our tenant criteria .

we cant decide these for you.... this is your starting point before deciding what offer to make. would they do seller financing? 

@Jeff Bisgier I was grappling with this exact issue just a few weeks ago and ultimately decided to form an LLC myself for my first property (a two-family). 

Ill let you know what we decide to do!!

I have spoke with a turnkey provider and am planing a trip to look at the market and would also like to talk to an investor friendly RE agent and property manager in case we decide to go that rout and build a team.Any recommendations from current, happy RE investors would be greatly appreciated. 

Like everybody knows, CA is really expensive and I'm looking for cashflow over appreciation (and a lower entry price) so I've been trying to decide where in the US I should start looking in more depth. 

This is mostly why I've just decided to try to take this into my own hands and destroy their name if the legal system won't work.

Are hard money lenders looking at the specific property (that is not yet under contract) before deciding whether or not to loan?  

I self manage but it would be nice to have some names in mind should I decide to stop.