Setting up an Operating agreement, can this be done online through a template or do I need outside help from an expert?

"In the case of any investment held by the tax payer for at least 10 years and with respect to which the taxpayer makes an election under this clause, the basis of such property shall be equal to the market value of such investment on the date that investment is sold or exchanged. " If anybody has questions specific to opportunity funds DM me.

I'd be hesitant to use contracts you find online (including BP) without having them reviewed/edited by your own attorney. 

I'm thinking to do it online so I can complete it at my leisure.

Either way, in order to get REFI and potentially take cash out now, before most bank's 6 or 12 month marks,  you'll need either a tenant in place or at least a letter of intent from a future tenant with a lease agreement and start date.  

Take the classes online and go at your own pace.

You'll find tons of glowing reviews online.

I'm a newbe who lives in California and I've been spending the last 4-6 months reading everything real estate related that I can, staying up to date on the forums here and listening to all of the BP podcasts that I can.

We have been continuously hitting the builder in their online reviews.

What I started doing last year was write "notes" in my phone, with deadline dates.