I have been doing some research on whether I should consider myself a lender and therefore have purchasers sign a closing disclosure and a loan estimate form in accordance with TILA-RESPA regulations. 

In Washington state, it costs $200 to create and $75/yr for the annual renewal.Any recommendations for a local attorney who can create the LLC for me?  

@Aaron McCurdy mine is 2 auto bays at each location. car count for me combined is about 30,000 cars per year. one is a bit higher than the other.

This is a first for me.

For me, if you want to live there then price/investment opportunity is a pure bonus.

Use a form of "extreme vetting" on the potential tenants.

IE its not uncommon for me to have my tenants miss 1 to 7 months of rent before I even look to see if they paid  :(  and when they call with an upset I always cave..

I would recommend attending REI clubs to form your team here!

My goal is to get 8-10% net cap rate for a long term (20-30 years), I'm still considering few strategies, To invest in a big and stable city like Jacksonville to buy a old house (1960-1980) in not so good neighborhood and give it to a property management company to take car of the properties or to go to a medium city like Gainesville but will still need a local property management or it will be better for me to invest in a new construction in a small city like Ocala (I know there is a lot of development in the area) and I can also manage it myself.

I thought that it had to be 1% of the purchase price, which is difficult for me as a beginning wholesaler.