I eventually took the two courses (RE Practices and Fundamentals) in an actual classroom with Polley Associates (https://www.polleyassociates.com).

A local attorney will also explain to you what practices and procedures you must follow in order to be sure the LLC (the LLC won't do you any good if you don't know what you have to do to maintain the protection it is intended to provide).

I have been wanting to do a closing on my own for the experience and get a greater understanding I have written a deed that is compliant with all Allegheny county regulations on the website and am planning to drive to the sellers hometown and sign the deed in the presence of a notary.Any major flaws in this plan?

I think I will ultimately still crunch the numbers of some deals on the MLS just for the practice. 

I have tried direct mail to vacant properties but all of my properties have just been by picking up the phone and calling FSBOsI now have a VA do my opening calls for most of my seller leads but it is good practice to do this yourself to understand the objections and to practice communicating with sellers.

Or it could simply be a local area practice.

Then read up on Unfair, Deceptive, or Abusive Acts or Practices Act with the same thought in mind.When you are done with that, consider you lack a Compliance Management System so the IRS, the FTC, FinCEN, and OFAC might also want to visit you in addition to the CFPB.

Ah yes...California, land of regulations and fees...What job responsibilities qualifiy someone as a PM in California anyway? 

About a week and a half ago I purchased Cody Sperber's first million in real estate and since then I've practically completed the course.

What about Regulation M?