Hi Rafael, I know that @Ray Peslar does a great job on his own reno's and may be willing to GC, but I am not positive he is set up.

As an example, let's say the person is about to go to foreclosure because they got behind in their payments due to a job loss for 4 months, but have now found employment, but can't get the back payments caught up.  

Worth a trip out to see for yourself what's up..Schedule a walk thru of all apartments and get out there and see what's up. 

I really did a lousy job explaining my circumstances.... my goal is to get a commercial loan using my LLC.  

Should I wait until i've a stable job and income?

I am a house wife and would love to turn this into a full time job.  

I'm sure the buyer is an investor ... ask him if you can tag along on the deal and help out here and there ... check in on the job site from time to time and take pictures for him, run to home depot, etc.

I am not saying it not possible to get a good deal on the foundation job, but it s a up hill battle in this case.

No one responded to the job post.

You don't need a license at all to invest in real estate no matter what state you live in or the other states you invest in.You should using experienced local professionals in each state you do business in to get the job done right and keep you out of any legal trouble you may be worrying about.A license and all the training and expenses that goes with it is only necessary when you are representing other people as clients.