I got a chance to spend a lot of time learning with the Online Trading Academy there (stock, futures, commodities... ect) They usually are hosting free introductory classes where you can meet a lot of great business owners with free cash flow looking for ways to supplement their income without financing the courses.

Seller hit up every online house buyer and had 5-6 offers on the property.  

Start a short sale, get the homeowner to to sign off on everything online.

I have found many asset protection lawyers on line but have no idea who is good and who is not so good.Thanks for any help.

I've been proactively reaching out to people who portray themselves as such on-line but really do not know how to insure they are trustworthy.

The insurance agent (Safeco) says that anything over three units is considered commercial and therefore more expensive.I'm getting mixed results when I search online for what is considered residential vs. commercial.

(licensing courses for agents are 75$ online for most states) and I'm not saying its easy or anything and it does take WORK but if you have the 20k to spend on a learning experience.... how about you take a trip to detroit or baltimore and buy a few inner city row houses that need work than go from there.... form an entity to hold them and find a contractor who needs work... probably a few of them in those markets and offer to pay 50% of the cost of materials and offer 50% of the entity holding the properties.... the contractor will have the responsibility to fix up and act as PM in exchange for 50% of the profits after property taxes...

I have seen many groups or meetups online but am trying to narrow it down to a few of the higher quality ones.

Most of the online lender sites that you pay for have been discussed here if you do a search.  

You can find the FHA guidelines online, which are actually fairly extensive.