I don't participate in auctions unless I'm divesting assets as a seller or attending a trustee sale (foreclosure auction) in CA in order to protect a price or perfect title.I suggest you deal with the "Why Joseph doesn't attract the right kind of opportunities" part and forget about a deal that's becoming a distraction for you.

I put 80.00 a month in my gas tank, that is what I was I thinking on using it on.

Elec and propane are triple that,,,and then you have to empty tank and moveout problems

Not the perfect way to do it, but I have always found that it is in the right range for places I have looked at.You can use the rent Zestimates on Zillow the same way.

Your incentive structure aligns perfectly with your client's ;)There is also the bonus of possibly getting some extra $$ from the realtor fees or getting rid of them on your side to make your offers that much more compelling to a seller you're attempting to woo.

It means I have too much on my plate, NO or I do not know how I can help or if I can so, NO.If people would just be honest, and stand by their word it would go a long way in many industries.I am no where near perfect, but I do honestly try to give the best I can at all times.

Scott,I'm answering this from a consultant/independent contractor point of view since I have not yet invested in real estate, but using legalzoom or nolo is perfectly fine to get the LLC formed, IMHO.The big factors for the LLC you'll need to decide are:- What state to register in (some people choose Delaware or Nevada for favorable business laws)- Who to use as a registered agent (basically the person that collects legal papers)If you plan on simply investing within your state of residence for now, I'd suggest on forming the LLC within that state using Legalzoom or even through the state's secretary website (if available), and then list yourself as the registered agent.

You've found the perfect place!

Bill Gulley That's perfectly doable with a few units.

I extend my services to them and offer to find them the perfect space and run through the tenant representation process.