@J Shoe I will start by saying consult with a personal attorney and CPA (and have them work together.)Typically people buy in an LLC just to keep their name off the record and for asset protection and operation agreements.As a sole investor a lot of people will buy in their personal name so they can more easily obtain quality financing, and then move the asset into the LLC.A lot of people of California use trusts (DSTs) to hold the asset, so they are not contributing to the problem of over taxation in CA, as CA has a franchise filing fee of $800 every year for each LLC.Just some things to think about, but find the professionals that can tailor a system for you personally.Cheers

I have had more success in finding off market properties from people who know me than any other method.

If you have enough time to do your real estate and your W-2 you’re much better off starting out in my opinion.

However, sourcing your deals off-market should also be considered if you intend to flip full-time.Regarding sourcing deals directly from the seller, you can explore SEO, direct mail, cold calling, and anything that gets you in front of motivated property owners.

I know debt to ratio is a little high, but even when credit cards are paid off we still can't seem to get approved.. 

In particular, I've found some T12 leave off expenses such as property management fees (on smaller buildings), turn over expenses (to re-rent to new residents), and realistic maintenance expenses per unit - just to name a few.

One thing that tips it off is generally they tend to have a lot of round numbers. 

I'm not very familiar with how flat roofs work, but I'm going to relay what my handyman told me, based on what he saw and the account of a tenant who witnessed some of it:-They tore the existing off the roof, did not replace any sheeting.

Now, these on-market properties won't be as lucrative as driving for dollars, or securing another type of off-market find, but it's one option, and you would have the help of a fiduciary (Realtor, looking out for your best interest).

What if your friend had 3-7 paid off rental properties netting $2,000 per month each?