Use a buyer's agent that knows the market, contracts, negotiations, etc.If you really want to learn about investing, get a job in property management. 

I'm not sure how this works when the seller of the property is listed on the contract.

I help facilitate out of state investors find performing rental properties in various markets in the Midwest/midsouth so I am going to be taking notes on the comments here! 

I walked to the house and met a man who says he was cleaning out due to the loss of their mother in some few weeks back.The guy told me she is  left with 12 years mortgage on the property to pay the bank.

I love this and do a similar exercise with our properties.

When you do need an LLC is with MF properties or when you have partners.FNMA, FHLMC, FHA & VA all have due-on-sale clauses that may be triggered by transferring via a Quit Claim Deed (QCD) a property from your name to an LLC.

Rental properties are owned by landlords.

I'm looking to exchange a multi-use property I own in the Bay Area for a multifamily property (expected sales price $3 million) that I could potentially convert to MTR.

Had the proceeds from my previous sold property.

The Birmingham market has been showing steady growth, with increasing demand for both single-family homes and multi-family properties.