The first and most common is to take the contract and double close with transactional funding. the second is take a buy contract and record it, then you can close once and get paid to release your contract this requires a competant RE lawyer and a bank that will allow you to assign or release (depending on your state laws)lastly, you can contract with a buyer to act as a consultant and get paid to find him property but that takes a relationship with a specific buyer. 

Paying for an hour or two consultation with a real estate attorney will be well worth it.  

Find a reputable mentor in your area and hire them to consult with you one on one!

Finding a seasoned investor, in my area, to consult with and assist, has been difficult.Im not whining, just saying that if im missing something, please let me know.

I would also consult a local attorney if you are unsure how the tax liens work in your area.  

In addition to the law firms Rishel Consulting Group retains for federal regulations, we have a totally separate law firm we use in Louisiana for the loan portfolios we are involved in there.$5,000-$10,000 is not a expensive home, even in Louisiana.

Consult an attorney. 

I would consider consulting an attorney before searching around for vague documents that you will be legally bound by, and really you will have no idea to what they say or the obligations they impose.

The hard money consists of a 3% consultancy fee and a 3.5% origination fee.

Yes tax liens and applicable laws do very or can vary from state to state or even from county to county so I would consult local real estate attorneys or with local authorities to be sure you are well informed and know fully what you are getting yourself into.