I already had an agent who was referred to me by a friend that specializes in REI clients. 

I have a client who is open to to owner finance his home to me has a HELOC to payoff of $30,000.

She is willing to raise her clients contract to 98K, put 20% down of 98K to me.

I also have an outstanding real estate agent (who also owns several rental properties himself, so he's coming at it from an investor knowing what his investor clients are looking for) who will help me decide which properties to focus on.

I have had clients who have been investigated and targeted for mortgage fraud as a result of signing loan documents stating that a home was to be their primary residence and it never was.

I always tell my clients that you have to make deals where the numbers work and you don't know the seller's frame of mind until you make the offer.   

I've had 2 clients in those areas that needed flood insurance and I believe it was between $40-65/m.

In this context, to go "through the estate" for a full step-up, the property had to be held by your client's mother outright (or possibly in a revocable trust).When an heir is referring to the property as their "grandmother's" when they inherited if from their mother's estate, it is worth checking the ownership carefully.

Plus the same platform can put you in front of BUYERS before your competition even knows they exist as well as poach clients from their open houses.

I usually recommend my clients use me for the first one, explain the process, help make decisions. if they want to file subsequent LLCs themselves, they are free to do so.