Another option might be to look at our recently resurfaced discussion on non-profits : http://www.biggerpockets.com/forums/52/topics/73769 .

Most HOAs pay for the water, handle all the public maintenance (upkeeping the yards and all other public services), and they are the organization to address especially when a you have a neighbor to complain about or a project on your condo you would like to perform.More people in your complex will realize what is going on when they begin to see things that they do not like because of the HOA.

I think that if they are willing to take AdWords revenue knowing that some of the advertisers are scammers, they need to start losing paid members in a big way; and the sooner the community starts to collapse and force them to act ethically, the better for all the members who count on them to provide the ethics and honesty we all need to vet various people and organizations in order to weed out the scammers, so honest people can do business together.

I saw this article on metanews and it went into how what we're seeing as a potential recovery in housing isn't an organic recovery, it's an investor funded recovery.

In Virginia, if the LLC is strictly a RE investment organization, you form the LLC, get an EIN, and business licenses are local to counties and cities and not required for this purpose.

I would avoid fly by night clubs or the flashy ones whose organizers seem to have all the answers and or who sell their own unrated expensive "mentoring", "coaching", or God forbid "partnering" programs (which are often schemes to make you a straw buyer in a leveraged deal where they put gobs of money in their pocket, and leave you holding the bag in an unprofitable deal.Look for a club that is a member in good standing with the National REIA, and DO NOT buy into expensive programs and NEVER do a deal your own hand picked attorney hasn't signed off on- and don't pick an attorney from the club ;)

Direct mail, there are many organizations (even local title companies) that sell owner finance lists for approximately $.05-$.10 a name.

Clearly, everyone with a bit of understanding of biology understands that "muscle memory" is formed by synapses organizing/firing in a certain way in your brain (since your brain controls your muscles along with everything else in your body), but this guy was convinced that everyone else thought that muscles really had a memory.

Then you advertise for 4 weeks in the local legal organ (newspaper) that the property is in foreclosure.

Or cut down your list of requirements and teach those skills over time.For example, perhaps find someone who has the construction knowledge and good organization skills, but doesn't have the management side of things yet.