I am a divorced mom and sole provider for my wonderful 12 year old son and am ready to create REAL financial freedom and stability for my little family!  

These HDs are a rich source for ID Theft.

I was wondering what sources other local investors use to find decent properties?

, and any other recurring revenue from a single source ( a house, for example) would need the LLC format for a company.

Beyond the minutes and records, other residents (past or present), agents, and past or present or managers can be sources on the inside scoop.....

I am planning to refinance all of the properties and while doing that I want to be the sole person on the title and the mortgage.

Three different business modelsPurchasing notes at a discount requires sourcing notes, analyzing notes, negotiating price, and raising the capital to fund the purchaseBrokering notes is an intermediary function which requires sourcing notes, sourcing buyers, and connecting the two by best fitFactoring is the purchase of receivables and requires sourcing businesses with receivables and cash flow problems, analyzing the receivables, negotiating terms, and raising capital for the purchase of receivables, and collecting on the receivables.In actuality, factoring is the highest risk highest return.  

Also, what is the going rate to source/screen a tenant? 

I had similar discussion with my CPA and he advised me there is no tax advantage to having my property in an LLC, since I am the sole owner.

If you can source deals the investors are out there in force.