What asset class and price point are you targeting?

They should be MORE eager than you to find you the property of your dreams and bring you to closing (if the deal is right)Inspector- You need an industry pro to pick your target apart.

If your startup costs are less than $5,000, you can expense it as a “start up cost” under “other expenses” rather than amortize it over 15 years (which I point out only because you might find something amount amortizing start up costs on the web somewhere).

Without tryign to sound like a Bernie Sanders target, I have plenty of cash to buy a deal. 

I would try and target the $65k - $75k range and a rehab budget of $25k, that way you'll be $75k+ in loan amount and should qualify for most HML.

You can try Listsource if you want a highly targeted list.

While an insurance company (I presume home owners, renters, and landlord insurance would be your targets) would have more reliable income throughout a downturn due to the premium payments. 

It also includes common forms that you can edit and use.Their web site is a free resource with links to your state law but I highly recommend the book for some of the practical advice they provide.

This would mitigate some risks (loans getting called, etc.) but would introduce new ones (houses leveraged to 60-80% aren't the best targets for lawsuits, the bank/creditor will get paid first before some frivolous lawsuit judgement from what I understand, so paid off houses are a rich target).

Only 3% of any given target market is ready to buy (or sell in this case) immediately.