Hi John, I am in the middle of reading the book "investing in real estate with no money down" by B.Turner and he mentions that seller financing is the most suitable for homeowners who own their house free and clear otherwise there is a risk on due on sale clause.

If you want other HVAC techs opinions go to HVAC-TALK.com and post a question in the home owner section.

Would that effect taxes or insurance to wrap them? 

You will also use it to deduct most of your business expenses.This standard template may be modified to accomodate some specificities, like states where a series LLC may be less expensive than having a different LLC for each.Also you can add a layer of Land Trust for each property for anonymity and to give some due on sale close protection.A lot of people here will tell you that you don't need any LLC or entity structures and that you can do with only a liability insurance.

Taxes and insurance will be $100/mth.

Does my lawyer, CPA, Insurance agent need to be local to my state?

Hi All,In Escrow for a 7 unit in CA and looking for insurance company/agent/broker referrals. 

An emergency fund is a self insurance policy against losing EVERYTHING when you have a problem.

I'm curious as to what the best strategies are for identifying potential properties, how to approach the homeowners (letter, door to door, a written offer, etc) and how to write a fair and solid price (I'm thinking full price offer based on comps minus 6% because of no commission but throwing in some cash or creditiing closing costs to the seller to sweeten the deal a little bit. 

You can pay rent and make someone else money or you can buy and make money for yourself. 10 years from now your rents going to be $1,000 higher than it is now, but if you have a mortgage its only going to be slightly higher from tax and insurance increases.