Good Luck in overcoming the obstacles in your way!

asking questions for the sake of it isn't helpful.Find someone who is doing exactly what you want to do, then ask how to overcome the specific obstacles you're facing. what is your motive for the meet?

She would have an ethical conflict (as defined by law) in presenting your interests adverse to the seller. 

IMO, such an approach will help overcome this initial disadvantage, but don't give up, you'll learn that real knowledge will overcome youth and often the lack of money.

California Rules of Professional Conduct, Rule 3-300 states:"A member shall not enter into a business transaction with a client; or knowingly acquire an ownership, possessory, security, or other pecuniary interest adverse to a client, unless each of the following requirements has been satisfied:(A) The transaction or acquisition and its terms are fair and reasonable to the client and are fully disclosed and transmitted in writing to the client in a manner which should reasonably have been understood by the client; and (B) The client is advised in writing that the client may seek the advice of an independent lawyer of the client’s choice and is given a reasonable opportunity to seek that advice; and (C) The client thereafter consents in writing to the terms of the transaction or the terms of the acquisition."

You are adverse party filing a liability claim.

For those who are risk adverse, the predictable growth of the RRSP may be suitable for their risk profile.

They aren't telling us anything about what additional documents they'd need.To overcome this issue, I was planning on just buying the property myself and immediately deeding it over to my LLC.My LLC is set up as a member-managed (I'm single member) organization with no special tax status. 

The rationale being that it's easier to overcome cost mistakes.

@Ken BreezeI think another key to successful investing is persistence...... its not always going to be smooth sailing, and you need to be able to overcome this and push forward.Finding rising markets, no one has a crystal ball, however many may jump in prior to the market actually rising, this is higher risk.