I would love to get a condo down in Miami to have a as a forever rental, but it's just so hard for me to pull the trigger.

So, if you create an LLC in another state, you will likely need to register it as a foreign LLC in California.

So someone who lends based on deposits and relationships rather than a broker who would sell your loan.

I just started using it and so far the owner info matches up with the county tax info. 

I currently have around 20k cash for a down payment and that is steadily increasing so I want to pull the trigger soon.I'm interested in Fort Wayne for a few reasons:- I have some family in the area (they won't be involved, but have some general knowledge of the area)- Decent schools- Low crime- Airport- Low pricesAny advice or connections are welcome as I am completely new to this.

So, you can do a land contract for 12 months, which should allow lender to credit you full value of the land vs the purchase price, but the loan will pay off the land contract, so the lender maintains first lien position.Can't help you with the rest of your question, but you should be able to search for "CPA" here on BP to find experts to reach out to.

If I were the neighbor, it sounds like I'd be the only one bringing money to the table so you could get something you want.

Know where to draw the line so an unscrupulous investor doesn't abuse you and then share nothing in return. 

Shoot me a message with your information, so I can give you a copy of the investment map of Memphis. 

If so you should be able to cancel but if you are doing it out of the inspection period you are stuck and could run the risk of losing your earnest money if you put any down.