I'm motivated enough to do it, and think getting over the fear of doing it would be really worth while, I'm just not sure what strategy I should have going into these situations.

It will also depend on your investment situation.

I am wondering if there are any out-of-state investors who are/have been in the same situation as I am in?

The retail store that I manage I get to talk to about 30-50 people a day during that one week at least 3 are in some sort of house/property situation.

This would be for a seller finance situation.

This should allow us to pay off the other high interest loans.So the reason for this post is to get feedback on our plan and as well as seeing if anyone has dealt with this situation before.

I'm finally in a situation in which I've been able to work with a small bank to do portfolio loans bit was recommended to create a LLC prior to doing.

It's not that the purchase, repair and rent situation wouldn't work, it's that you (or anyone) should not buy the note for so much more than the home was originally purchased for.  

I've just recently ran into a situation where an insurance company did an inspection and found my client to have a Federal Pacific Stab lok and they chose to come off risk.

Remember, we never look for simple ways :DThe situation that I'm inquiring about will arise when we buy a flip with hard money, do a rehab and want to sell the house without waiting for subdivision to go through (rental with hard money won't work and we are not interested to refinance either).