Do I need to go spend the money talking to a real estate lawyer and title company before I even approach any sellers?

With 25K in the bank you should hold some back as a cushion for the what if's (vacancy, tax, lawyer, dishwasher, etc.) 

I have the lawyer lining things up and I know how to evaluate deals and assess risk.Thanks all!

I am looking for a real estate lawyer friendly to investors in the Tucson area.

Make sure the mortgage is drawn up by your lawyer to protect your interests when he dies.

You need to sit down with a lawyer and a CPA to discuss this.

And of course everyone is aware of the recent rate increases, and the likelihood of more to come. (3) China's President Xi is getting increasingly desperate to quash the outflow of capital, much of which landed in cash-only real estate purchases in North America, with a particular emphasis in California. (4) President Trump's immigration and trade policies (*whatever* they may be) appear likely to dampen foreign investment. (5) California's high earner/highly educated demographic is in negative growth; i.e., they're emigrating.Of course every part of the country faces most of these same changes and tendencies.

Ask them if they will finance some or all, them tell your lawyer or agent to write it up.

Same with lawyers (think divorce).

No luck.Next, the lawyer filed a lawsuit stating the lien was invalid, the work was crap, and we were going to sue him for the amount we had to pay to get his work fixed, attorney's fees and court costs.